1. P owe rpoint Inform a tion:
Dr. B a rry Noc ks
C le m s on Unive rs ity
C e nte r for C om m unity G rowth & C h a ng e

2. Mobile Home, Walhalla, SC
Development Entry,
Clemson, SC
Ram Cat Alley, Seneca, SC
Oconee County Courthouse, Walhalla, SC

4. • Today:
– 1.22 Million People
• 62.2% Urban
– 527,274 Housing Units
• 67.3% Single Family
• 2025:
– 1.56 Million People*
• 340,000 more people, or 28% growth rate
• 54.8% of growth in Greenville and Spartanburg
Counties
– 659,412 Housing Units
*according to SC Budget & Control Board

5. dditional Needs
for 2025:
 6.75 m illion
s q ua re fe e t (o r
155 a c re s )
 67 (1 0 0,0 00 s .f.)
ne ig h b o rh oo d s trip
c e n te rs , o r
 5.5 Ha ywo od
Ma lls
Haywood Mall Vicinity - Greenville
Source: Clemson University Center for Real Estate Development

6. Additional Needs for 2025 (continued)
 6 .1 m illion s q ua re fe e t (o r 1 4 0 a c re s )
 6 (40 -s to ry) o ffic e b uild in g s a t 1 m illion s q u a re fe e t e a c h , o r
 2x th e a m o un t of offic e s p a c e c u rre ntly in d own to wn G re e n ville
Downtown Greenville

7. dditional Needs
for 2025:
 2 7.1 m illion s q ua re
fe e t (or 622 a c re s ) BMW Manufacturing Plant – Greer
 1 1-12 ne w B MW
p la nts
 E q uiva le nt in s iz e to
1 35 Wa l-Ma rt
S upe rc e n te rs
(a ve ra g ing 2 00,000
Oconee County Commerce Center
s f)

8. dditional Needs for 2025:
 7,111 Hote l R o o m s =
71 ne w h ote ls
(a s s um ing a ve ra g e o f
100 room s pe r h o te l)
Poinsett Hotel - Greenville
Holiday Inn Express - Anderson

9.  E c o no m ic d ive rs ific a tion
 J o b s – g ro wth in n um b e rs a n d q u a lity
 Ta x b a s e – s u p po rt of q u a lity s e rvic e s
 C u ltura l g ro wth & d ive rs ity
 We s e e k to m a in ta in q u a lity o f life wh ile
e n c o ura g ing g ro wth

10. G re e nville -

Sprawl Rankings
S p a rta n b u rg is 5 th
 Riverside-San Bernardino
m o s t s p ra wling
(LA), CA
a re a
 Greensboro-Winston-
(Cons ide ring fa c tors
Salem-High Point, NC
s uc h a s : mile s drive n,
tra ffic de la ys , a ir  Raleigh-Durham, NC
pollution, proximity of  Atlanta, GA
h ome s to jobs /  Greenville-Spartanburg,
s c h ools , popula tion SC
de ns ity)

11. Growth by Decade
4,500,000
4,112,198
4,000,000
3,500,000
2,959,950
3,000,000
2,233,324
Population
2,500,000
1,763,626
2,000,000
1,499,293
1,312,474
1,500,000
1,162,093
997,666 971,391
840,347
1,000,000 702,383
588,170
962,441
830,563
500,000 743,284
615,491
546,319
484,215
0
1950 1960 1970 1980 1990 2000
Decade
Atlanta, GA MSA Charlotte--Gastonia--Rock Hill, NC--SC MSA Greenville--Spartanburg--Anderson, SC MSA

12. Population Density Along the I-85 Corridor
> 800
400 - 800
200 - 400
100 - 200
0 - 100
# people per square mile
*1999 population estimates by CACI International, Inc. based on 1990 US Census
Virginia Study (D. Ware, et al., USDA Forest Service,1998)

13. evelopment Impacts
 La nd Us e
 Tra ns porta tio n
 Infra s truc tu re
 P a rks a nd Ope n S p a c e
 E du c a tio n
 P ub lic S a fe ty
ire c t c os ts of s e rving ne w re s ide nts
a s e d on popula tion proje c tions from th e S C
Offic e of R e s e a rc h a nd S ta tis tic s

15. h e Ups ta te is proje c te d to g row b y a lm os t 30% b y 2025 a nd b y a noth e r 30% b y
2050
h is will h a ve a s ig nific a nt im pa c t on th e tra ns porta tion infra s truc ture in th e
Ups ta te , with unknown e ffe c t of g a s s upply a nd m a s s tra ns it
ons truc tion of ne w infra s truc ture a s we ll a s im proving e xis ting h ig h wa ys will b e
a c h a lle ng e
e e ting E P A pollution s ta nda rds will b e a c h a lle ng e with g rowth

16. ota l S ta te wide Tra ns porta tion ne e ds th roug h 2022
ide ntifie d a t $56.87 billion
oa d re la te d ne e ds : $47.57 billion
ps ta te ne e ds a t 30% of tota l:
$1 4.27 b illion
S ource: S C D O T M ultimodal T ransportation P lan,
2002

17. Parks &
Recreation

18. • Parks provide refuge from the
chaos of daily life
– Passive and active recreation
– Trails, athletic facilities, play
structures, pools, sport courts, and
wildlife areas
– Reduction of urban heat islands
– Public gathering space
– Leisure and community facilities
• With the projected increase of
338,538 people by 2025, demand
for parks and recreational space is
sure to increase
• Only active parks included here Recreation Center- Anderson, SC

19. roje c te d c os ts a re roug h e s tim a te s –
 Ac tua l c os ts de pe nd on topog ra ph y, a me nitie s , s ite
improve me nts , la nd a c quis ition, c ons truc tion, a nd s e le c te d
ma te ria ls
s tim a te s a re a n a ve ra g e of c ons truc tion c os ts
for re c e ntly c ons truc te d c om pa ra b le pa rks
a rk Am e nitie s Are E xpe ns ive !!
Source: City of Greenville Park and Recreation Dept.
 E xa mple : P la y S truc ture = $35,000

20. Impacts on Selected Counties
b b e ville C ounty- $1.8 Million (18 a c re s )
 2 Mini P a rks -$213,000 (2 a c re s )
 2 Ne ig h borh ood P a rks -$602,000 (8 a c re s )
 0.4 Comm unity P a rks -$984,000 (8 a c re s )
nde rs on C ounty-$17.7 Million (166 a c re s )
 18 Mini P a rks -$2.1 Million (18 a c re s )
 15 Ne ig h borh ood P a rks -$5.9 Million (74 a c re s )
 4 Com munity P a rks -$9.7 Million (74 a c re s )
re e nville C ounty-$57.4 Million (536 a c re s )
 60 Mini P a rks -$6.8 Million (60 a c re s )
 48 Ne ig h borh ood P a rks - $19.2 Million (238 a c re s )
 12 Comm unity P a rks -$31.4 Million (238 a c re s )
Walhalla Soccer Field
ic ke ns C ounty- $20.9 Million (195 a c re s )
 22 Mini P a rks -$2.5 Million (22 a c re s )
 17 Ne ig h borh ood P a rks -$6.9 Million (87 a c re s )
 4 Com munity P a rks -$11.5 Million (87 a c re s )
Costs adjusted 3% annually for inflation
1

22. Current Facilities
Middle Career &
Primary Elementary High School Private Total
School Technical
Abbeville 0 5 5 3 1 1 15
Anderson 0 26 10 7 0 13 56
Cherokee 0 11 4 2 1 3 21
Greenville 2 50 18 14 4 43 131
Greenwood 0 12 5 4 0 4 25
Laurens 0 11 6 2 0 4 23
Oconee 0 11 5 4 1 4 25
Pickens 0 15 5 4 1 14 39
Spartanbur
g 1 40 16 10 0 13 80
Union 0 6 3 3 0 1 13
Source: SC Department of 3
Education 187
Total 77 53 8 100 428

23. Estimated Additional Needs Through 2025
Additional Additional Square Additional Additional
Students1 Footage1 Classrooms2 Teachers3
K-5 33,446 3,010,140 1,394 1,520
Middle
School 13,859 1,663,080 577 693
High School 13,128 1,969,200 547 691
Total 60,433 6,642,420 2,518 2,904
Assumes that the current distribution of population across age groups will remain consistent to 2025.
1
90 ft2/K-5 Student, 120 ft2/Middle Student, 150 ft2/High (Source: Edwards, Mary. 2003. “Community Guide to Development
2
Impact Analysis.” University of Wisconsin)
24 students/K-5 Classroom, 25/Middle, 26/High (Source: Burchell and Listokin. 1994. “Development Impact Assessment
3
Handbook.”)
1 teacher/22 K-5 students, 1/20 Middle, 1/19 High (Source: Burchell and Listokin. 1994. “Development Impact Assessment
4
Handbook.”)

24. omparisons
 Additiona l E le m e nta ry S c h ool re q uire m e nts e q uiva le nt to th e c ons truc tion
of:
 30 a dditiona l C le m s on E le m e nta ry S c h ools (46 c la s s room s ), or
 68 a dditiona l Wa lh a lla E le m e nta ry S c h ools (a pprox. 500 s tude nts )
Clemson Elementary

25. omparisons
 Additiona l Middle S c h ool re q uire m e nts e q uiva le nt to th e c ons truc tion of:
 15 Additiona l G re e r Middle S c h ools (921 s tude nts ), or
 22 Additiona l B re we r Middle S c h ools (618 s tude nts )
Brewer Middle School, Greenwood

26. omparisons
 Additiona l Hig h S c h ool re q uire m e nts e q uiva le nt to th e c ons truc tion of:
 8 Additiona l E a s le y Hig h S c h ools (68 c la s s room s ); or
 12 Additiona l G re e nville Hig h S c h ools (46 c la s s room s )
Easley High School

27. dditional
Teachers
 F uture g rowth in th e
Ups ta te b y 2025 is
e s tima te d to
g e ne ra te a ne e d for
ne a rly 3,000
additional teachers
a t e s tima te d
a dditiona l a nnua l
s a la ry c os ts of
ne a rly $199 million 1
Costs adjusted to 2025 dollars
1

28. onstruction Costs
 F u ture g ro wth in th e Ups ta te is e s tim a te d to g e ne ra te a n e e d fo r
$ 7 35 – $9 19 Million 1 in ne w o r e xpa nd e d fa c ilitie s c o ns truc tion b y
2 0 25 , n ot including re pla c e m e n ts to e xis tin g fa c ilitie s
Walhalla High School and Football Field
Costs adjusted 3% annually for inflation
1

29. e c a n le a rn from oth e r e xpe rie nc e s , pa rtic ula rly
from a re a s th a t a re s imila r in s c a le a nd politic a l
outlook
e do h a ve c h oic e s —not to a c t is a n invita tion to
c ontinue d move me nt to Ch a rlotte a nd Atla nta