dekalb county...the rotary club of dunwoody as well as a member of the conservative policy...

D E

I S CO V E R

D E K A L B CO U N T Y

CO M M I S S I O N D I S T R I C T 1P R O D U C E D BY T H E D E K A L B CO U N T Y D E PA R T M E N T O F P L A N N I N G A N D S U S TA I N A B I L I T Y ( LO N G R A N G E P L A N N I N G

X P E R I E N C EX P LO R E

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2 Produced by the DeKalb County Department of Planning and Sustainability Long Range Planning Division

3Produced by the DeKalb County Department of Planning and Sustainability Long Range Planning Division

TABLE OF CONTENTS

TABLE Of CONTENTS

Statement of Purpose ...........................................................................................................4

Vision Statement ....................................................................................................................5

Commissioner Biography .....................................................................................................6

Community Assets ..................................................................................................................7

Methodology ...........................................................................................................................9

Population ............................................................................................................................. 10

Education .............................................................................................................................. 28

Housing ................................................................................................................................. 34

Income ................................................................................................................................... 48

Transportation ..................................................................................................................... 54

Current State ........................................................................................................................ 58

Next Steps ............................................................................................................................. 60

Conclusion ............................................................................................................................ 61


S TAT E M E N T O F P U R P O S E

DISTRIC T 1

The purpose of the Commission District 1 Profile is to create an informative resource for County constituents and stakeholders that highlights pertinent information about the District.

The profile describes key statistics about the District’s asset conditions and demographics, provides a peer analysis from other Districts, County-level comparisons and proposed next

steps. The district profile is designed to showcase the strengths of the District while conveying the challenges and opportunities that the district constituents, employers, employees and visitors

encounter. This base of information will set the platform for well-informed dialogue and

innovative policies for the future of District 1.

Statement of Purpose


E xcellence is defined by fulfillment of our mis-sion through:

• Embracing and valuing the diversity of the community

• Creating sound public policy

• Providing independent oversight

• Prioritizing and allocating resources

• Collaborative problem solving

V I S I O N S TAT E M E N T

W I T H R E S P E C T F O R T H E R O L E S O F T H E OT H E R T W O

B R A N C H E S O F G O V E R N M E N T, T H E B OA R D O F

CO M M I S S I O N E R S O F D E K A L B CO U N T Y, T H E L E G I S L AT I V E

B R A N C H , I S CO M M I T T E D TO E XC E L L E N C E I N P U B L I C

S E R V I C E A S A WAY F O R T H E P E O P L E TO PA R T I C I PAT E I N

A R E S P O N S I V E G O V E R N M E N T.

Vision Statement

DEKALB COUNTYBOARD OF COMMISSIONERS

DeKalb County Commissioner Nancy Jester is a tireless advocate for the citizens of DeKalb. Nancy was first elected to the District 1 Board of Commissioners seat in 2015 and re-elected in 2018. As a county commissioner, Nancy has focused her attention on creating soundly structured budgets, eliminating blight and nuisance businesses, and avidly supporting our public safety and first responder personnel.

Nancy has served on school councils and was the founding president of a public school foundation. Nancy was also elected to serve on the DeKalb Board of Education and became the first person to find and publish deceptive budgeting practices that plundered the accumulated reserves of the 3rd largest school system in Georgia.

Nancy began her career working as an actuarial consultant in Georgia and Texas. Upon starting her family, she devoted her time to improving the educational lives of children. Nancy hosts regular community meetings around the metro area; bringing together DeKalb citizens and their elected officials to discuss current county issues. Nancy is a member of The Rotary Club of Dunwoody as well as a member of the Conservative Policy Leadership Institute, Class of 2014.

Nancy grew up in Georgia and earned her bachelor’s degree in Economics from the University of Alaska Fairbanks. She and her husband Stanley reside in Dunwoody and have three children.


N A N C Y J E S T E R

Commissioner Nancy Jester /[email protected] / 404-371-2844

Board of Commissioners Mission StatementTo improve the quality of life for stakeholders of

DeKalb County through governance, representation, and accountability.

Commissioner Biography


Peachtree DeKalb Airport (Also known

as PDK) is the third-largest payer of

property taxes in DeKalb County. Ad-

ditionally, PDK is responsible for ap-

proximately 7,000 jobs. The National Air

Transportation Association named PDK

one of “America’s 100 Most Needed

Airports” in the year 2000, meaning it

is critical for the growth of the nation’s

Atlanta Silverbacks Park is a $20 million

dollar sports complex located in District

1. The facility features a stadium with

a 5,000 person capacity, four full-size

soccer fields and is home to the Atlanta

Silverbacks Men’s professional soccer

team and the Atlanta Silverbacks Women

semi-professional team. Additionally,

the complex houses a variety of soccer

leagues that operate seven days a week.

Although much of District 1 is taken

up by municipalities such as Tucker,

Dunwoody, Chamblee and Brookhaven,

the District-- and Commissioner Jester

in particular--have a long-standing

reputation of regular collaboration and

innovation.

AVIATION SPOR TSMANSHIP COLLABORATION

DISTRIC T 1

CO M M U N I T Y A S S E T S

R E-IMAGINE WHAT IT MEANS TO LIVE IN A COMMUNIT Y THAT ENHANCES

THE QUALIT Y OF L IFE FOR ALL RESIDENTS REGARDLESS OF THEIR

E THNICIT Y , H OUSING T YPE, OR E CONOMIC STATUS

PEACHTREE DEK ALB AIRPOR T ATLANTA SILVERBACKS PARK MUNICIPALITIES

DISTRIC T HIGHLIGHTS

Community Asset

SPAGHE T TI JUNC TION BRIARLAKE FOREST PARK NOR THLAKE MALL


DISTRICT 1 DEMOGRAPHIC RESEARCH ANDCOMPARISON

COMMISSIONER JESTER AT THE ALS WALK


M E T H O D O LO G Y

COMMITMENT: WE STRIVE TO GIVE O U R

V E RY B E S T.

DISTRIC T 1

Methodology

To obtain the estimates depicted in the charts and infographs found in this report, staff did an analysis of the area using Esri’s Community Analyst software. Community Analyst data contains estimates generated by Esri’s team of demographers, statisticians and analysts as well as data from the US Census, the American Community Survey, administrative records and private sources. In order to analyze the spatial characteristics of certain features, data from the American Community Survey was downloaded from the Atlanta Regional Commission and mapped. This same set of data will also provide the basis for the proposed next steps at the end of the document. However, it is important to keep a few key facts in mind:

1. Estimates are just that; estimates. Additionally, each estimate has a margin of error or MOE. The MOE is a measure of the variability of the estimate due to sampling error.

2. The most current, accurate estimates for each feature were obtained. For comparative purposes, this means that only information from the same datasets can be compared. Looking for patterns between different vintages or sampling methods might yield less than accurate results. (The exception being information regarding the change in features over time.) Essentially, variety of methods/means used to compile this information results in minor discrepancies between them. Despite this, the data presented in this report is still valid information that comes from reputable agencies and can give us meaningful information about the population in the area we are discussing--bearing in mind analysts (and readers) are aware that these discrepancies exist.


This section highlights certain segments of the population in the unincorporated region of Commission District 1. What

is the importance of this? The answer is simple: people and the built environment are inextricably linked. In order to understand

a place, look no further than its residents. After all, each community develops its own specific character from its people. By identifying

the characteristics of a population that inhabits a space, DeKalb County officials are able to make plans and policies to meet the unique needs of

a given area. For example, areas with high concentrations of senior citizens would need plans that would help their residents to age in place (if they choose

to). Therefore, in this section, the following attributes will be discussed:

•Total population numbers

•Race and Ethnicity

•Age Cohorts and Median Age

•Educational Enrollment and Attainment

•Vulnerable Members of the Population

P O P U L AT I O N

H O N E S T Y: WE WILL BE HONEST WITH EACH

OTHER AND OUR STAKEHOLDERS

BY COMMUNICATING OPENLY AND

PROFESSIONALLY.

Population

District

1


This section highlights certain segments of the population in the unincorporated region of Commission District 1. What

is the importance of this? The answer is simple: people and the built environment are inextricably linked. In order to understand

a place, look no further than its residents. After all, each community develops its own specific character from its people. By identifying

the characteristics of a population that inhabits a space, DeKalb County officials are able to make plans and policies to meet the unique needs of

a given area. For example, areas with high concentrations of senior citizens would need plans that would help their residents to age in place (if they choose

to). Therefore, in this section, the following attributes will be discussed:

•Total population numbers

•Race and Ethnicity

•Age Cohorts and Median Age

•Educational Enrollment and Attainment

•Vulnerable Members of the Population

UN-INCOR-

PORATED DEKALB COUNTY

DIS-

147,153

32,499

114,654

District 1

TOTAL POPULATION

NUMBERS

(Source(s): Esri 2017 Estimates)

The population for the entirety of District 1 accounts for about 20.01% of DeKalb’s total population. This number can be broken down into two parts: the unincorporated region and its cities or municipalities.

Unincorporated District 1

The estimated figure for the Unincorporated region of District 1 is:

Incorporated Cities

The estimated figure for the population residing District 1’s cities (Chamblee, Brookhaven, Dunwoody, Doraville and Tucker) is approximately:

While raw numbers are important from a growth management and service delivery standpoint, it is also important that we investigate other segments of the population and analyze any emerging pattern. In order to ensure the sustainability of the unincorporated parts of the County, policymakers must come up with strategies to alleviate the need for future incorporations and annexations. (Source: American Community Survey)



UNINCORPORATED DISTRICT 1 POPULATION CHANGES

This graph shows the annual rate of population percent increase for the current boundaries of Unincorporated District 1 in comparison to the current boundaries of the Unincorporated DeKalb County. Although the population is projected to increase at a percentage lower than that of the County’s, there is a notable uptick from Unincorporated District 1’s 2010-2017 Annual Population Percent Increase. Source(s): U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2018 and 2023.)

This chart depicts how the population of Unincorporated District 1 has changed over the years. The decrease in residents from 2010 to 2016 is primarily attributed to the incorporation of Brookhaven and the annexation of other municipalities. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri, U.S. Census Bureau, Census 2010 Summary File 1, Esri 2017 data.)

Commissioner Jester attends a grand opening at DeKalb Animal Services

2010 2017

70,475

32,499

UNINCORPORATED DISTRICT 1 CHANGE IN POPULATION


UNINCORPORATED DISTRICT 1RACE AND ETHNICITY

A ccording to the American Community Survey, the race and ethnicity of residents is a critical factor in the basic research behind numerous policies—

especially those for civil rights and equality. This data can also be used in planning and funding government programs that provide services for specific groups as well as to evaluate programs and policies to ensure their equity.

The table on this page shows the racial and ethnic breakdown of residents in the unincorporated region of District 1 as a percentage. The bars and the “Difference” column show how these numbers deviate from the same features for DeKalb County. The racial breakdown for District 1 is majority white alone and has more white residents than other places in the county. However, with the exception of African American residents, the percentages of other racial and ethnic groups in District 1 is higher than that of the County’s. (Source: Esri 2017 estimates)


ATLANTA DEKALB CARNIVALE 2017ATLANTA DEKALB CARNIVALE 2017


This depicts the percentage of the non-Hispanic white

This depicts the percentage of the non-Hispanic white population at the Census Tract level and divided by Commission District. With the exception of a few tracts in and around Brookhaven and Chamblee, almost the entire region of District 1 is predominately white.


This depicts the percentage of the non-Hispanic white

This depicts the percentage of the non-Hispanic African American population at the Census Tract level and divided by Commission District. With the exception of some areas in and around Tucker and Dunwoody, the district has comparatively fewer African American residents.


This depicts the percentage of the non-Hispanic Asian or Pacific Islander population at the Census Tract level and divided by Commission District. Parts of Dunwoody, the Buford Highway area and the tracts surrounding Mercer University appear to have higher concentrations of Asian or Pacific Islander residents.


This depicts the percentage of the Hispanic or Latino population at the Census Tract level and divided by Commission District. Doraville and the parts of Chamblee around Peachtree Dekalb Airport as well as the Mercer University and Pleasantville areas appear to have higher concentrations of Hispanic or Latino residents.


UNINCORPORATED DISTRICT 1AGE GROUPS AND SENIOR CITIZENS

This chart shows the changes in Unincorporated District 1’s senior population over time. According to the graph, the senior population has decreased 0.4% in the last seven years, indicating that some of the seniors in the District are either moving elsewhere or being incorporated into municipalities. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri, U.S. Census Bureau, Census 2010 Summary File 1, Esri 2017 estimates.)

It is important to ask questions about age to understand the size and characteristics of different age groups. This is primarily for governing bodies that provide assistance or services for specific age groups such as children, working-age adults, women of childbearing age, or the older population. Age-related data can also help enforce laws, regulations, and policies against age discrimination. (Source: American Community Survey)

The infographic to the left depicts the breakdown of age in the unincorporated region of District 1. With a median age of 35.9, the majority of Unincorporated District 1’s population (67.6%) is aged 15-64. However, it is important to note that 12.6% of residents are 65 years old or more. This is somewhat higher than the percentage for the entire County (11.8%); the population percentage for senior citizens is higher still for Unincorporated DeKalb (12.2%). This implies that residents aged 65 and over are more concentrated in unincorporated areas. (Source(s): Esri 2016 estimates)


This depicts the percentage of the population over 65 at the Census Tract level and divided by Commission District. The majority of senior citizens appear to be concentrated in Districts 1,2 and 3, although the other areas appear to have some tracts with a high percentage of senior citizens. In Unincorporated District 1, the tracts with the highest percentages of seniors appear to be in the central and northeastern parts of the district or in Brookhaven.


The chart below depicts the rate of poverty at the County and District level in both their incorporated and unincorporated regions. The chart suggests that areas with higher concentrations of poverty exist in municipalities as well as the unincorporated areas. Although the unincorporated region of District 1 has a poverty rate that is lower than both the County levels, the entire District 1 region has a lower poverty rate still. However, just because poverty rates are comparatively low, does not mean that there are no areas where poverty is more concentrated than others. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri, American Community Survey 2016 five year estimates)

As with senior citizens, there are certain members of the population that it is important to collect data on because of the question of equity. We must look at statistics for certain members of the population to ensure their needs are being met. Data about vehicle availability, the veteran population, poverty or residents living with disabilities can help to provide assistance or services to meet their needs. It also functions as a means to evaluate other government programs and policies to ensure they fairly and equitably serve these residents. (Source: American Community Survey)

Essentially, these are members of the population that must be protected and it is important to see where these individuals are located in order to ensure that they are getting adequate service.

UNINCORPORATED DISTRICT 1VULNERABLE MEMBERS OF THE

UNINCORPORATED DISTRICT 1HOUSEHOLDS BY POVERTY STATUS


This map depicts the percentage of the population living below the poverty line the Census Tract level and divided by Commission District. Poverty appears to be the most concentrated in the parts of Brookhaven, Chamblee, Atlanta and Decatur that are in District 1. However, areas in the unincorporated region--such as the north eastern-most tracts--that have a comparatively higher percentages.


There are

1,430Veterans in Unincorporated

District 1

There are

24,074Veterans in Unincorporated

DeKalb County

UNINCORPORATED DISTRICT 1DISABILITY MOBILITY AND LANGUAGE PROFICIENCY

The infographs on this page indicate that an estimated 139 or 1.10% households in the area do not have a vehicle. More significantly, over 1,713 households (or approximately 13.11%) in Unincorporated District 1 have at least one person living with a disability. In this context, a disability as defined by the American Community Survey includes those with a condition that is physical, mental, or sensory (such as blindness or deafness), but can also include other conditions that may result in difficulty with self-care, going outside the home or employment. Because households with no vehicle require a robust transit system and residents with disabilities need access to services, it is crucial to see where both of these groups are located. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri)

UNINCORPORATED DISTRICT 1 VETERANSThe veteran population of Unincorporated District 1 accounts for approximately 5.94% of the Unincorporated County’s. Likewise, when cities are factored into the equation, District 1’s veteran population increases exponentially to 18.10% of that of the County’s. Although the unincorporated region of the District has a relatively small percentage of veterans, it is important that there be a spatial representation of where they are concentrated. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri.)

Right: Atlanta Veteran’s Day Parade

There are

7,168Veterans in the entire

District 1 region

There are

39,603Veterans in the entireDeKalb County region


This map illustrates the percentage of civilian veterans at the Census Tract level and divided by Commission District. It would appear that the highest concentration of civilian veterans are located in the municipalities in District 1--most notably Dunwoody and parks of Brookhaven and Tucker.


This map depicts the percentage of the civilian, non-institutionalized population living with a disability at the Census Tract level and divided by Commission District. The highest concentration of disabled residents within the unincorporated district appears to be in the center of the region. However, there are several tracts in the Brookhaven and Chamblee area that also have higher percentages.


This map illustrates vehicle availability at the Census Tract level and divided by Commission District. The highest percentages of residents without automobiles in District 1 appear to be located in municipalities relatively close to MARTA stations--with the exception of the tract in the northeastern region of the unincorporated area.

Agencies such as the Census and the American Community Survey use educational attainment data to measure changes in education over time, evaluate educational attainment of our workforce and understand the continuing education needs of adults. These agencies also ask about educational enrollment to understand the characteristics and needs of school-aged children as well. Currently, there are a total of 8,321 residents ages 3+ enrolled in school in Unincorporated District 1. Of those individuals, 24.2% are enrolled in an undergraduate program.(Source: American Community Survey 2016 five year estimates as prepared by Esri)

UNINCORPORATED DISTRICT 1 EDUCATIONAL ENROLLMENT


UNINCORPORATED DISTRICT 1

The infograph on this page shows educational attainment for Unincorporated District 1 expressed as a percentage. 12% of residents have no diploma, 18% of the population has graduated from high school and almost three quarters of residents have either some college education or a degree. When municipalities are taken into account, 11% of residents have no diploma while a 14% graduated. Furthermore, the percentages for “Some College” as well as a bachelor ’s degree and beyond are 18% and 56% respectively. (Source(s): Esri 2017 estimates)

However, the percentages for the County are somewhat different. Unincorporated DeKalb County has a higher percentage of people with no diploma (10%), 37% of residents have reached a level of education that includes at least a bachelor ’s degree, a figure that is 9% lower than the district level. The trend only continues as far as the entire DeKalb County region is concerned--although 11% of residents have no high school diploma, 43% have a bachelor ’s degree or beyond. This hints that educational attainment is not uniform and therefore must be analyzed further. (Source(s): Esri 2017 estimates)

Education


111,778residents ages 3+ are enrolled in

school in Unincorporated DeKalb County

22.06 % of them are currently in college undergraduate

programs

(Source: American Community Survey 2016 estimates generated by Esri)

This map shows the percentage of the population 25 years and older with less than a high school diploma at the Census Tract level and divided by Commission District. The map clearly illustrates that the lowest percentages of residents 25 years and older with no diploma are in District 1 are in and around Chamblee, Dunwoody and Doraville. However, the tracts to the north of the unincorporated area also have comparatively higher rates.



This map depicts the percentage of the population 25 and over with a bachelor’s degree or beyond at the Census Tract level and divided by Commission District. The fact that Unincorporated District 1 has some of the higher concentrations of residents with a bachelor’s degree or beyond practically leaps to the eye. In the unincorporated region, the tracts with the most residents with a bachelor’s degree or beyond are more towards the south of the district.

UNINCORPORATED DISTRICT 1 PEER ANALYSIS

Geography # RankUnincorporated District 1 32,499 5Unincorporated District 2 62,866 4Unincorporated District 3 121,364 1Unincorporated District 4 107,925 2Unincorporated District 5 88,404 3

Total Population

GeographyWhite alone

RankAfrican

American alone

RankAsian alone

RankHispanic or

Latino alone

Rank

Unincorporated District 1 48.56% 2 22.56% 4 13.28% 1 24.93% 1Unincorporated District 2 71.88% 1 11.58% 5 10.81% 2 6.76% 2Unincorporated District 3 6.89% 4 90.06% 2 0.52% 5 1.80% 5Unincorporated District 4 15.31% 3 69.49% 3 10.31% 3 3.60% 3Unincorporated District 5 4.46% 5 91.33% 1 1.02% 4 2.76% 4

Race and Ethnicity

Geography % RankUnincorporated District 1 12.60% 3Unincorporated District 2 15.30% 1Unincorporated District 3 14.70% 2Unincorporated District 4 10.90% 4Unincorporated District 5 9.60% 5

Senior Citizens


Poverty


2010-2018 Annual Rate Population Percent Increase

This table compares Unincorporated District 1’s population with that of other districts. (Source(s): Esri 2017 Estimates)

This table compares Unincorporated District 1’s racial and ethnic breakdown with that of other districts. (Source(s): Esri 2017 Estimates)

This table compares Unincorporated District 1’s senior citizen population with that of other districts. (Source(s): Esri 2016 Estimates)

This table compares Unincorporated District 1’s population below the poverty line with that of other districts. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri)

This table compares Unincorporated District 1’s annual rate population percent increase for the years 2010-2018 with that of other districts. (Source(s): U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2018.)




Households with no Vehicle Availability


Households with at Least One Member with a Disability

Geography # RankUnincorporated District 1 3,757.11 1Unincorporated District 2 3,450.38 2Unincorporated District 3 2,305.11 4Unincorporated District 4 2,841.63 3Unincorporated District 5 2,259.24 5

People Per Square Mile

GeographyNo High school

diploma Rank

High school

graduateRank

Some College

RankBachelor's Degree or

BeyondRank

Unincorporated District 1 12% 2 18% 4 25% 4 46% 2Unincorporated District 2 3% 4 9% 5 17% 5 71% 1Unincorporated District 3 12% 2 30% 1 32% 2 26% 5Unincorporated District 4 13% 1 24% 4 29% 3 34% 3Unincorporated District 5 9% 3 27% 2 36% 1 28% 4

Educational Attainment


Veterans

This table compares Unincorporated District 1’s vehicle availability with that of other districts. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri)

This table compares Unincorporated District 1’s population living with a disability with that of other districts. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri)

This table compares the how much of Unincorporated District 1’s veteran population accounts for that of the County’s and compares it with that of other districts. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri)

This table compares Unincorporated District 1’s level of educational attainment with that of other districts. (Source(s): Esri 2017 estimates)

This table compares estimates for Unincorporated District 1’s people per square mile with that of other districts. Please note that the unincorporated population and unincorporated footprint were used to calculate this figure. (Source(s): Esri 2017 Estimates)



Suburban

Housing really affects all aspects of a person’s life.

“Fair Housing is not an option; it is the law.”

-CSA San Diego County

H O U S I N GNow that we have already discussed who comprises the population of Unincorporated District 1, it is time to analyze where they live.

In this section, the following attributes will be discussed: • Housing Units and Household Size• Housing Tenure and Vacancies• Types of Households• Type and Age of Housing Stock• Housing Costs and Values

Pictured: Aerial view of Housing in the Northcrest Road/Chamblee-Tucker Road area

Neighborhood Center


“Fair Housing is not an option; it is the law.”

-CSA San Diego County

Pictured: Aerial view of Housing in the Northcrest Road/Chamblee-Tucker Road area

DeKalb County Believes the in good

Health of the Community

Neighborhood Center Town Center

FAIRNESS: WE STRIVE TO ENSURE

ALL S IDES HAVE EQUAL CONSIDERATION.

w

Agencies such as the Census and the American Community survey look for data on homeownership, tenure and rent to determine whether adequate housing is affordable for residents as well as provide and fund housing assistance programs. Furthermore, federal agencies use data about the cost and value of housing for the same reasons. These statistics also help enforce laws, regulations, and policies against discrimination in government programs and in society. The total number of housing units in Unincorporated District 1 is approximately 14,745 and the average household size according to Esri estimates is 2.5. This is the same figure as the average size for DeKalb County. (Source(s): Esri 2017 estimates)

UNINCORPORATED DISTRICT 1HOUSEHOLD SIZE AND UNITS

This graph depicts the changes in housing units from 2010 to 2017. As with households, housing units decreased as the footprint for the unincorporated District shrunk. As with households and population numbers, the decrease in housing units in Unincorporated District 1 is likely attributed to incorporations and annexations. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri, U.S. Census Bureau, Census 2010 Summary File 1, Esri 2017 estimates.)

This graph depicts the changes in households from 2010 to 2017. The decrease from 2010 to 2017 is likely attributed to the incorporations and annexations mentioned earlier in this document.(Source(s): American Community Survey 2016 five year estimates as prepared by Esri, U.S. Census Bureau, Census 2010 Summary File 1, Esri 2017 estimates.)

28,332

13,068

2010 2017

Unincorporated District 1 Changes in Households


Housing

UNINCORPORATED DISTRICT 1 HOUSING TENUREHousing tenure is important to look at because very often renters and owners have different expenses and lifestyles. According to Esri 2017 estimates, the majority of Unincorporated District 1 consists of Renter Occupied housing. The difference between Owner Occupied and Renter Occupied households in the region is approximately 1,469 units. However, just looking at housing tenure by itself does not provide a full picture of what is going on in a neighborhood or a given community. In order to gain a better sense of what is happening “on the ground”, we must also analyze how tenure has changed over time, how Unincorporated District 1’s housing tenure compares to other areas and how many units are vacant. This will give us a better sense of neighborhood stability as well as the needs of residents. (Source(s): Esri 2017 estimates)

This graph shows changes in tenure from 2010 to 2017 for Unincorporated District 1. Since the last Census, owner-occupied housing has decreased by approximately 21.76%, and renter-occupied housing has increased by 10.3%, making the majority of the residents renters. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri, U.S. Census Bureau, Census 2010 Summary File 1, Esri 2017 estimates.)

This chart makes a comparison of housing tenure at the county and district levels and includes both the unincorporated and incorporated regions. Unincorporated District 1 has the highest rate of renter occupancy of the four geographies, though when the municipalities are taken into account, though when the entire District 1 region is looked at, the breakdown in housing tenure is somewhat more comparable to both county levels. (Source(s): Esri 2017 estimates)


This map illustrates the percentage of owner-occupied housing units at the Census Tract level and divided by Commission District. The highest concentration of owner-occupied housing units appear to be in tracts along the eastern half of the unincorporated region with the highest percentages in the south and around Tucker.


This map shows the percentage of renter-occupied housing units at the Census Tract level and divided by Commission District. Although the municipalities have a higher percentages of owners, certain areas appear to have a higher percentage of renters as well. Additionally, the tracts in the unincorporated region that have a higher concentration of renters are near and around the Doraville area.


UNINCORPORATED DISTRICT 1 HOUSING VACAN-

As of 2017, roughly 1,677 units in Unincorporated Commission District 1 were vacant or unoccupied; a figure which amounts to 11.37% of the area’s housing stock. This is somewhat higher than the 8.4% vacancy rate for the entire County (which includes both the unincorporated region and municipalities). However, as renters and homeowners often differ in terms of lifestyle and cost of living, it becomes necessary to analyze their vacancy rates separately. Policymakers and planners can then map where the vacant units are located and identify and blighted areas. That being said, it is also imperative to analyze the types and quality of housing stock available to better identify the needs of the community. (Source(s): Esri 2017 estimates)

This chart shows the changes in vacancies from 2010 to 2017 for Unincorporated District 1. Despite widespread incorporations, the unincorporated region of District 1 has seen an increase in the overall vacancy rate in the last 7 years. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri, U.S. Census Bureau, Census 2010 Summary File 1, Esri 2017 estimates.)

This graph compares vacancies in Unincorporated DeKalb County to those of Unincorporated District 1. Although Unincorporated Dekalb County’s vacancy rate is higher than its countywide counterpart, it is still lower than that of unincorporated District 1’s. (Esri 2017 estimates)



This map illustrates owner vacancy rates at the Census Tract level and divided by Commission District. The majority of high vacancies looks as if it is in the Doraville, Chamblee and Dunwoody areas, though two of the tracts in the unincorporated region have a comparatively higher owner vacancy rate than the rest of the district.

This map illustrates renter vacancy rates at the Census Tract level and divided by Commission District. In contrast, District 1 has many more Census tracts with higher renter vacancies. This implies that despite the larger number of renter-occupied housing, there are still many rental units standing vacant in some areas of the district.


Federal and local agencies might also ask about the number of units or type of structure for the same reasons they inquire about housing tenure, vacancies and homeownership. The number of units provides valuable information about the housing density in a given area. Furthermore, data about moving dates and the age of housing stock to ensure adequate housing is available and affordable for residents as well as provide and fund housing assistance programs. Both of these features are also an important metric for gauging neighborhood stability. (Source(s): American Community Survey)

The above table depicts types of housing stock available to residents of the Unincorporated areas Commission District 1 as well as DeKalb County. The majority of housing units in Unincorporated District 1 are single family homes, but multi-family developments all have rates higher than that of the County’s which implies a higher level of density. (Source(s): American Community Survey 2016 five year estimates prepared by Esri)

UNINCORPORATED DISTRICT 1 TYPES OF HOUSING STOCK

This table shows the age of the housing stock. Older housing stock can be indicative of a number of trends; it can either suggest historic architecture or blight. By seeing when development is taking place (or isn’t) we can learn a lot about a given area. (Source(s): American Community Survey 2016 five year estimates prepared by Esri)

Unincorporated District 1 Unincorporated DeKalb County1, detached 37.90% 62.40%1, attached 5.70% 6.00%2 1.30% 0.90%3 or 4 8.60% 4.50%5 to 9 10.50% 8.50%10 to 19 12.70% 8.70%20 to 49 12.90% 4.80%50 or more 9.90% 3.70%Mobile home 0.60% 0.50%Boat, RV, van, etc. 0% 0.00%

Housing Units by Units in Structure

Unincorporated DeKalb County Unincorporated District 1Built 2010 or later 0.60% 0.90%Built 2000 to 2009 16.50% 13.60%Built 1990 to 1999 15.80% 11.70%Built 1980 to 1989 17.70% 24.60%Built 1970 to 1979 17.80% 18.70%Built 1960 to 1969 16.10% 25.90%Built 1950 to 1959 10.60% 4.00%Built 1940 to 1949 2.80% 0.30%Built 1939 or earlier 1.90% 0.30%

Median Year Structure Built 1980 1980

Housing Stock Age


The above infographic shows important housing stats for the area. Because it can change frequently, rent data can be difficult to quantify. That being said, the Median Contract Rent is $823 dollars, a figure that is $46 more than the median for Unincorporated DeKalb County ($777). Additionally, the Median Housing Value for DeKalb County is reported to be $195,734 which is lower than the values for Unincorporated District 1 by $88,706. Home value, cost of living and rent can tell a lot about an area--namely, housing stock quality and affordability. The Median Home Value and Contract Rent for the region are higher, implying that the cost of living may make housing in this area inaccessible to other county residents; which may give rise to the question of equity. If a region has dilapidated housing stock, then it might be “affordable”, but it is certainly not equitable. Therefore, it is important to look at other geographies as well as additional determining factors. (Source(s): Esri 2017 estimates, Rent estimates American Community Survey 2015 five year estimates)

UNINCORPORATED DISTRICT 1HOUSING COSTS AND VALUES

The above chart makes a comparison of the Median Home Value between the county and the district level as well as the incorporated and unincorporated regions. The housing values for both geographies at the District level are higher than their county-level counter parts, though when municipalities are included in District 1, values increase even more. (Source(s): Esri 2017 estimates)


This map shows housing values at the Census Tract level and divided by Commission District. The delineation of home values is very stark and most of the higher-value homes appear to be concentrated in Districts 1 and 2--particularly in the Druid Hills Historic District and the city of Brookhaven.



Geography # RankUnincorporated District 1 2.50 4Unincorporated District 2 2.10 5Unincorporated District 3 2.60 3Unincorporated District 4 2.70 2Unincorporated District 5 2.80 1

Household Size

Geography Renter % Rank Owner % RankUnincorporated District 1 49.30% 2 39.24% 5Unincorporated District 2 50.76% 1 49.24% 3Unincorporated District 3 34.42% 5 52.80% 2Unincorporated District 4 41.04% 3 47.35% 4Unincorporated District 5 38.09% 4 61.91% 1

Housing Tenure


Vacancies

GeographyDetached Rank 1 attached Rank 2 Rank 3 or 4 Rank 5 to 9 Rank

10 to 19 Rank

20 to 49 Rank

50 or more Rank

Mobile home Rank

Unincorporated District 1 37.9% 5 5.7% 4 1.3% 1 8.6% 1 10.5% 1 12.7% 1 12.9% 1 9.9% 2 0.6% 2Unincorporated District 2 47.6% 4 6.5% 1 0.5% 5 5.5% 2 9.7% 3 10.9% 3 8.8% 2 10.4% 1 0.1% 4Unincorporated District 3 72.0% 2 5.9% 3 0.6% 4 4.3% 3 7.0% 4 6.0% 4 2.4% 4 1.2% 4 0.6% 2Unincorporated District 4 60.1% 3 5.7% 4 1.0% 3 3.7% 4 10.1% 2 11.5% 2 5.0% 3 2.4% 3 0.4% 3Unincorporated District 5 73.4% 1 6.4% 2 1.2% 2 3.2% 5 6.8% 5 5.2% 5 1.5% 5 1.1% 5 1.0% 1

Type of Housing Stock

This table compares Unincorporated District 1’s household size with that of other districts. (Source(s): Esri 2017 estimates)

This table compares Unincorporated District 1’s housing tenure with that of other districts. (Source(s): Esri 2017 estimates)

This table compares Unincorporated District 1’s vacancy rate with that of other districts. (Source(s): Esri 2017 estimates)

This table compares Unincorporated District 1’s housing stock types with that of other districts. (Source(s): American Community Survey 2016 five year estimates prepared by Esri)


Geography Year RankUnincorporated District 1 1980 3Unincorporated District 2 1972 5Unincorporated District 3 1976 4Unincorporated District 4 1981 2Unincorporated District 5 1988 1

Median Year Structure Built

Geography $ RankUnincorporated District 1 $,284,440 2Unincorporated District 2 $363,217 1Unincorporated District 3 $145,506 4Unincorporated District 4 $166,494 3Unincorporated District 5 $131,973 5

Median Home Value

Geography $ RankUnincorporated District 1 $7,678 2Unincorporated District 2 $9,833 1Unincorporated District 3 $6,025 5Unincorporated District 4 $6,682 3Unincorporated District 5 $6,671 4

Average Spent on Mortgage and Basics

Geography $ RankUnincorporated District 1 $823 2Unincorporated District 2 $924 1Unincorporated District 3 $755 4Unincorporated District 4 $737 5Unincorporated District 5 $758 3

Median Contract Rent

This table compares Unincorporated District 1’s median year a structure is built with that of other districts. (Source(s): American Community Survey 2016 five year estimates prepared by Esri)

This table compares Unincorporated District 1’s median home value with that of other districts. (Source(s): Esri 2017 estimates)

This table compares Unincorporated District 1’s average amount spent on mortgage and basics with that of other districts. (Source(s): Esri 2017 estimates)

This table compares Unincorporated District 1’s median contract rent with that of other districts. (Source(s): American Community Survey 2015 five year estimates)


District

1


In prior sections, we have discussed who makes up the population of Unincorporated District 1 and where they live, but there are some questions that still remain. Where do they work? How do they get there? What do they earn at their jobs? These are all important to know as this information can be a question of economics, service or even equity. For these reasons, it is important to understand where residents are employed as well as their incomes.

In this section, the following attributes will be discussed:

• Type of Worker • Unemployment• Location of Workplace• Income and Earnings• Commute Times• Means of Commute to work

I N T E G R I T Y:WE ADHERE TO ETHICAL AND PROFESSIONAL VALUES AND BEHAVIORS, WHICH INCLUDE COMMON COURTESY, RESPECT, AND TRUST.

Income


I N T E G R I T Y:WE ADHERE TO ETHICAL AND PROFESSIONAL VALUES AND BEHAVIORS, WHICH INCLUDE COMMON COURTESY, RESPECT, AND TRUST.

I N CO M E

Pictured: Spaghetti Junction Courtesy of Dronestagram


Unemployment statistics can be difficult to report on because they frequently change on a monthly basis. However, federal agencies still gather data about unemployment as well as industry and type of worker for the planning and funding government programs that provide assistance and services to the unemployed. Furthermore, this helps ensure they fairly and equitably serve the needs of all groups as well as enforce laws, regulations, and policies against discrimination in society. (Source(s): American Community Survey)

The above infographic shows the largest of the classes of workers are those in White Collar industries. Furthermore, the unemployment rate for the unincorporated region of the District is lower than the reported rate for the entire county. (7.2%) However, it is still important to see where unemployment is concentrated spatially. (Source(s): Esri 2017 estimates)

This chart shows the percentage of Unincorporated District 1 residents who work both in and out of DeKalb County. However, just over half of the residents (51%) have had to look for jobs outside of their county of residence. This could be for a number of reasons from lack of training to lack of jobs in a certain industry. However, one thing is clear; if a large number of the population is working outside of DeKalb County, this could potentially be draining the area of resources. Workers may be spending parts of their income outside of the County and having to travel farther distances could potentially drive up the cost of living. (Source(s): American Community Survey 2016 five year estimates prepared by Esri)

UNINCORPORATED DISTRICT 1 TYPE OF WORK-

UNINCORPORATED DISTRICT 1 LOCATION OF

This map shows the rate of unemployment at the Census Tract level and divided by Commission District. The map plainly illustrates that unemployment is not uniform by any means. Although it does not have any tracts with percentages as high as other places, the highest concentration of unemployment appears to be in the north-eastern most parts of the unincorporated district.



This chart shows a breakdown household income with the bars showing the deviation of Unincorporated District 1 from the entire County. Although the largest income group is in the $50,000 to $74,999 range--a figure that is comparable to the County’s Median Household Income--the ‘Difference’ column provides important context to these figures. According to the chart, many of the residents in the unincorporated Districts are earning incomes at both the lower and higher ends of the spectrum than elsewhere in the county, which may be indicative of an income gap. (Source(s): Esri 2017 estimates)

UNINCORPORATED DISTRICT 1 INCOME AND EARN-

This bar graph makes comparisons between four geographies in terms of income. Both district-level geographies have a higher median income than their county-level counterparts, but as with home value, income increases quite a bit when the municipalities are taken into account. (Source(s): Esri 2017 estimates.)

This infographic shows important income-related data for the Unincorporated region of District 1. The Median Household Income for the region is higher than the DeKalb County regions ($53,994) by $3,654. Additionally, the Per Capita income for the region is $33,831, which is $1,799 higher than that same figure at the County level. The difference in these numbers indicates that incomes not uniform throughout DeKalb. (Source(s): Esri 2017 data)


This map depicts the Median Household Income at the Census Tract level and divided by Commission District. The stark delineation in Median Household Income practically leaps to the eye. The majority of the County’s wealth seems to be concentrated in its northern-most districts and their municipalities. As for District 1, the tracts in the municipalities as well as the southern and eastern tracts have a higher concentration of residents who are earning higher incomes.


UNINCORPORATED DISTRICT 1 TRANSPORTATION AND

The majority of residents in Unincorporated District 1 take between 30 and 34 minutes to get to work. This is roughly the same amount of time that other people in other places in the county take. (Source(s): American Community Survey 2016 five year estimates as prepared by Esri.)

This chart shows the most popular means of transportation to work and compares Unincorporated District 1’s percentages to that of Unincorporated DeKalb County’s. Although it is lower than the County percentage, the majority of people in Unincorporated District 1 are driving to work alone. However, 6.1% more residents in the unincorporated district are carpooling than residents in other places in unincorporated DeKalb. (Source(s): American Community Survey 2015 five year estimates as prepared by Esri)

Transportation

Dunwoody MARTA Station


This map depicts the percentage of the population that commutes to work via public transit (excluding taxi cabs) at the Census Tract level and divided by Commission District.


Geography White Collar Rank Blue Collar Rank Services RankUnincorporated District 1 64% 2 18% 3 18% 1Unincorporated District 2 83% 1 8% 4 9% 4Unincorporated District 3 62% 3 19% 2 18% 1Unincorporated District 4 64% 2 20% 1 17% 2Unincorporated District 5 64% 2 20% 1 16% 3

Type of Worker


Unemployment

Geography % RankUnincorporated District 1 51% 3Unincorporated District 2 51% 3Unincorporated District 3 57% 1Unincorporated District 4 51% 3Unincorporated District 5 52% 2

Workplace Outside County of Residence


Median Household Income


Per Capita Income

This table compares Unincorporated District 1’s type of worker with that of other districts. (Source(s): Esri 2017 estimates)

This table compares Unincorporated District 1’s percentage of those employed outside their county of residence with that of other districts. (Source(s): American Community Survey 2016 five year estimates prepared by Esri)

This table compares Unincorporated District 1’s unemployment rate with that of other districts.(Source(s): Esri 2017 estimates)

This table compares Unincorporated District 1’s median household income with that of other districts. (Source(s): Esri 2017 data)

This table compares Unincorporated District 1’s per capita income with that of other districts. (Source(s): Esri 2017 data)



Median Net Worth

Geography 35 to 39 minutes Rank

40 to 44 minutes Rank



90 or more minutes Rank

Unincorporated District 1 5.50% 1 6.90% 1 7.70% 4 2.70% 5 2.40% 4Unincorporated District 2 3.30% 5 4.80% 4 7.60% 5 3.30% 4 1.00% 5Unincorporated District 3 3.90% 4 4.30% 5 13.20% 3 8.60% 3 5.00% 3Unincorporated District 4 4.40% 3 5.50% 3 14.20% 2 10.00% 2 5.50% 2Unincorporated District 5 4.50% 2 6.70% 2 15.20% 1 12.70% 1 6.80% 1

Travel time to Work More than 30 to 34 minutes

Geography Drove Alone Rank Carpooled Rank

Public Transportation (Excl. Taxis) Rank

Other Means Rank

Worked from home Rank

Unincorporated District 1 70.80% 5 16.40% 1 4.90% 4 2.20% 4 5.80% 2Unincorporated District 2 76.30% 1 6.80% 5 4.40% 5 4.40% 1 8.20% 1Unincorporated District 3 74.10% 2 10.30% 3 9.20% 3 1.90% 5 4.40% 3Unincorporated District 4 71.43% 4 11.30% 2 9.80% 2 3.30% 2 4.40% 3Unincorporated District 5 73.70% 3 9.40% 4 10.00% 1 2.50% 3 4.50% 4

Commute for Workers 16+

This table compares Unincorporated District 1’s median net worth with that of other districts. (Source(s): Esri 2017 data)

This table compares Unincorporated District 1’s travel time to work (greater than 34 minutes) with that of other districts. (Source(s): American Community Survey 2016 five year estimates prepared by Esri)

This table compares Unincorporated District 1’s means of commute with that of other districts. (Source(s): American Community Survey 2016 five year estimates prepared by Esri)



DISTRICT 1:CURRENT STATE AND

NEXT STEPS

UNINCORPORATED DISTRICT 1 SUMMARY

In prior sections, the demographic, economic and housing characteristics of Unincorporated District 1 have been gathered, measured and interpreted. On its own, the information presented is merely interesting; however, it is important to look at the “big picture” in order to gain a sense of the current conditions of the district. In doing so, policymakers will be able to identify the needs of their community based on the unique characteristics of the people who comprise it. At a glance, the readily observable trends that exist within the district are as follows:

• Population: Unincorporated District 1 has lost lots of its population due to incorporations and annexations

• Ethnicity: Is a majority white district, but with the exception of African Americans has higher percentages of other ethnic and racial groups than that of the County.

• Poverty: Unincorporated District 1 has a poverty rate lower than that of the unincorporated County’s, but has some areas with comparatively higher poverty rates.

• Mobility: The census tracts in the unincorporated region that have a higher concentration of residents living without a vehicle are not located within a reasonable distance of a MARTA station, meaning residents may rely more on bus services.

• Education: Educational attainment in the unincorporated region is higher than that of the county’s, but the rate of residents without a high school diploma is also higher.

• Tenure: The majority of those living in unincorporated District 1 are renters and renter-occupied housing has increased over the years.

• Vacancies: Despite incorporations, the unincorporated area of District 1 has an increasing vacancy rate that is higher than the county and mostly seems to impact renter-occupied housing units.

• Housing Stock: Unincorporated District 1 has higher percentages of multi-family housing units than the unincorporated County.

• Housing Values: Housing values and rents are higher in Unincorporated District 1 than its county-level counterpart.

• Income: Although more households are earning higher incomes than elsewhere in DeKalb, the same is said for some of the lower income brackets as well.


NEXT STEPS

The research done for this project has laid the groundwork for future studies, plans and policies. The goal of this section is to identify such projects. Additionally, this section also includes areas of interest that each Commissioner has expressed based on the information found in their profile. Therefore, while certain bullet points are found in each document, some variation will still occur. Based on these criteria, the following needs have been identified:

• A comprehensive, County-wide Housing Study• Neighborhood-level demographics and planning• A study detailing developmental patterns as they relate to poverty and access to

resources.


Conclusion

The Atlanta Silverbacks Soccer Field

CONCLUSION

The purpose of this report is to analyze the demographic characteristics of Unincorporated District 1 and provide a spatial reference for selected population characteristics. In doing this, the Long Range Division of the Planning Department was able to identify areas that might have certain characteristics and needs that require further study. However, the success of any future recommendations are dependant on the cooperation of policymakers, residents and a wide range of organizations.

That being said, it’s important to stress the existing assets in the District such as its parks and services. It is crucial to remember that the strengths mentioned here in this report remain accessible to vulnerable members of DeKalb’s population as well as DeKalb residents other Districts and municipalities.

Produced by: DeKalb County Department of Planning and Sustainability

(Long Range Planning Division)

330 West Ponce de Leon Avenue

Decatur, Georgia 30030

W E B E L I E V E T H AT ACCO U N TA B I L I T Y A N D

F I S C A L R E S P O N S I B I L I T Y A R E E S S E N T I A L F O R

P U B L I C CO N F I D E N C E I N G O V E R N M E N T.

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