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Table of Contents <br />1 . Introduction ........................................................................................................... .............................. <br />2 . <br />Regional Economic Overview ............................................................................. ..............................3 <br />2 .1 Downtown Charlotte ...................................................................................... ..............................3 <br />2.2 University Research Park .............................................................................. ..............................3 <br />2.3 University of North Carolina at Charlotte ....................................................... ..............................3 <br />2 .4 Northeast Corridor Light Rail ......................................................................... ..............................5 <br />2 .5 Concord Mills ................................................................................................ ............................... <br />5 <br />2 .6 Concord Airport .............................................................................................. ..............................5 <br />2 .7 1- 485 ............................................................................................................... ..............................5 <br />2.8 North Carolina Research Campus ................................................................. ..............................5 <br />2 .9 Phillip Morris Site ........................................................................................... ..............................6 <br />3 . <br />Demographic Trends ........................................................................................... ..............................7 <br />3 .1 Population ...................................................................................................... ..............................7 <br />3 .2 Households .................................................................................................... ..............................9 <br />4 . <br />Employment ......................................................................................................... .............................12 <br />4.1 Cabarrus County Employment ..................................................................... .............................12 <br />4 .2 Planning Area Employment .......................................................................... .............................14 <br />5. <br />Residential Trends and Development Activity ................................................. .............................15 <br />5 .1 Housing Unit Trends ..................................................................................... .............................15 <br />5.2 Single - Family Detached Residential Market ................................................. .............................17 <br />5.3 Townhouse Residential Market .................................................................... .............................21 <br />5 .4 Approved Subdivisions ............................................................................... ............................... <br />22 <br />6. <br />Population and Residential Unit Forecast ........................................................ .............................25 <br />6.1 2009 -2020 Population Forecast ................................................................... .............................25 <br />6.2 Housing Unit Delivery Forecast .................................................................... .............................25 <br />6.3 Remaining Development Capacity ............................................................... .............................26 <br />7. <br />Retail Inventory and Forecast ............................................................................ .............................27 <br />7.1 Cabarrus County Retail Trends .................................................................... .............................27 <br />7.2 Planning Area Retail Inventory ..................................................................... .............................29 <br />7.3 Planning Area Shopping Center Inventory ................................................. ............................... <br />30 <br />7.4 Retail Forecast .............................................................................................. .............................30 <br />8 . <br />Office Inventory and Forecast ............................................................................ .............................33 <br />8 .1 Office Inventory ............................................................................................. .............................33 <br />8 .2 Office Forecast ............................................................................................. .............................34 <br />APPENDIX D: HALUP MARKET ANALYSIS <br />AUGUST 2010 <br />Attachment number 2 <br />G -1 Page 407 <br />