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A LANDER LAND DEVELOPMENTPLAN AULA ND NOR TH CA R OLINA* COASTAL ZONE INFORMATION CENTER ITF 168 .A95 L36 1977 SIBLIOGRAPHIC7177. Report No. 2. 3. Recipient's Accession No. SHEET 4. Title and Subtitle 5. Report Date Land Development Plan nPcP-mhPr 1Q77 Aulander 6. North Carolina 7. Author(s) 8. Performing Organization Rept. Mid-East Commission/RickX mrnhpe No. 9. Performing Organization Name and Address - 10. Project/Task/Work Unit No. N. C. Department Of Natural Resources and Community Development 11. Contract/Gfant No. P. 0. Box 27687 Raleigh, North Carolina 27611 2278 12, Sponsoring Organization Name and Address 13. Type of Report & Period National Oceanic and Atmospheric Administration Covered 2001 Wisconsin Avenue, N. W. Washington, D. C. 20235 14. Final 15. Supplementary Notes 16. Abstracts The document "Land Development Plan" is the first of its kind for the town of Aulander. The intent of this document is to depict how land within the town is now used and -recommend how it should be used. General guidelines for development for the next twenty-three years are provided. Also a three-year work program is outlined. 17. Key Words and Document Analysis. l7a. Descriptors Land Development Plan 17b. Identifiers/Open-Ended Terms 17c. COSATI Field/Group 18. Availability Statement 19.. Security Class (This 21. 'No. of Pages Town Clerk Report) 70 114cf-ASSIF Aulander., NC 20. Security Class Is 22. Price PTNCLASSIFIED FORM NTIS-35 IREV- 10-73) ENDORSED BY ANSI AND UNESCO. THIS FORM MAY BE REPRODUCED USCOMM-OC 8265-PI4 LAND DEVELOPMENT PLAN Aulander, North Carolina 1977 Prepared by AULANDER PLANNING BOARD Reverend Robert White, Chairman Dot Rawls Margaret Adams Byum. Minton Artie Tayloe For THE CITIZENS OF AULANDER.. To Be Implemented-By AULANDER TOWN COUNCIL Wil liam P. Spivey, Mayor Joe R. Jernigan Betty Jo Redmon W. H. Slade Jerry Welch, Technical Assistance Provided By: The Mid-East Commission P. 0. Box 1218 Washington, North Carolina 27889 PROJECT STAFF Ricky McGhee, Project Planner Emma S. Payne, Secretary Barbara Dunn, Draftperson TABLE OF CONTENTS Page TRANSMITTAL STATEMENT SUMMARY STATEMENTS I. INTRODUCTION 1 II. REGIONAL SETTING 2 III. HISTORIC DEVELOPMENT 2 IV. NATURAL FEATURES 4 V. POPULATION AND ECONOMY 6 VI. COMMUNITY FACILITIES 10 A. Water Supply System 10 B. Wastewater Disposal System 12 C. Transportation 12 VII. EXISTING LAND USE 16 A. Residential Land Use 18 B. Commercial Land Use 19 C. Social and Cultural Land Use 20 D. Industrial Land Use 21 E. Vacant, Wood, Agriculture Land Use 21 VIII. LAND DEVELOPMENT PLAN 22 A. Goals and Objectives 23 B. Overall Deve opment Plan 28 C. Space and Locational Requirements 29 D. Projected Land Needs 34 E. Plan Effectuation 40 F. Evaluation of the Plan 46 Ix. ASSESSMENTS 49 A. Environmental 49 B. Historic Preservation 51 APPENDIX S2 A. Evaluation Form 52 ILLUSTRATIONS Page TABLE I POPULATION TRENDS 6 TABLE 2 POPULATION BY AGE AND SEX 1970 7 TABLE 3 POPULATION PROJECTIONS 8 TABLE 4 ESTIMATED 1977 EXISTING LAND USE FOR AULANDER, N. C. 16 TABLE 5 PROJECTED LAND NEED 1977 2000 36 MAP 1 A REGIONAL PERSPECTIVE 3 MAP 2 WATER SUPPLY SYSTEM 11 MAP 3 WASTEWATER DISPOSAL SYSTEM 13 MAP 4 STREET SYSTEM is MAP 5 EXISTING LAND USE 17 MAP 6 LAND DEVELOPMENT PLAN 35 TOWN OF AULANDER WEST MAIN STREET - POST OFFICE BOX 100 AULANDER, NORTH CAROLINA 27MB ADuINISTRATwE PHONE: 919-30,M1 We, the Town Council of the Town of Aulander,@do hereby endorse the Aulander land use and housing elements (Land Development Pla*n and Housing Element)as general guides to the future growth and development of Aulander, this the l2th,day of'December, 1977. W. P. Spfvey, -UUY-or Town of Aulander ATTEST: Clerkd' .49net D. Emor,2( SUMMARY STATEMENT AULANDER LAND DEVELOPMENT-PLAN. Section 600.72 (a) Refer to pages 10 12, 16 21 and 22 46z. Section 600.67 Refer to pages 23 - 28. Also see page 47. Section 600.72 (c) Refer to pages 29 - 34. Refer to the Overall Development Plan section, pages 28 29. Also see map 6 ( Land Develep- ment Plan.) Refer to pages 40 - 46. Section 600.67 (b) Refer to 46 - 47. Also see the Appendix. Section 600.65 (b) Refer to pages 49 and 50, Section 600.66 (d) Refer to page 51, Section 600.73 (e) (1) Refer to statement of transmittal. Section 600.67 (b) Aulander Land Development Plan and Housing Element are consistent in that they use the same population base data. Summary Statement Continued- Section 600.73 (e) (6) The Aulander Land Development Plan is consistent with the Coastal Area Management Act, North Carolina Clear Air Act of 1967 and the State's Comprehensive Outdoor Recreation Plan. At present, there are no 208 activities in the Aulander Planning Area. I14TRODUCTION The purpose of this report is to present the basic plan for land use and development in Aulander to the year 2000. This development plan is based on sound planning principles and the goals and objectives of the local people as represented by the Aulander Planning Board. It grows out of the objective examination of the past and present conditions in the town. The Land Development Plan is the most important step toward the long-range physical development of Aulander. It should be adopted by the Town Council as a statement of policy. The plan provides a framework within which growth can take place economically and effectively. Aulander cannot afford unplanned growth because it is wasteful and creates problems that are expensive to remedy. Proper use of this plan can save the taxpayers money by avoiding the wasteful use of land and by encouraging the develop- ment of land which is easily served by community facilities and services. Decisions made by both town officials and private developers that will affect the area should be based upon this development plan. The Planning Board and the Town Council should occasionally evaluate and update these proposals. A large industry coming into Aulander, for example, could make the population proje ctdons for this report completely inadequate. This would also affect projections for residential development and the needs for community facilities, as well as affect the economy in the community. That is implementation and the planning process must be a continuous one. This plan sets forth the major policies concerning the most desirable future physical design of the town through the location of land uses and its attempts to clarify the relationship between physical development and social economic goals. REGIONAL SETTING Aulander is the second largest incorporated area in Bertie County. Located in the northwest portion of the county, it is located in Mitchells township. The town is .21 miles northwest of Windsor, the county seat and 9 miles southwest of Ahoskie. Bertie County is located in northeastern North Carolina. -It is bounded on the north by Hertford and Northampton Counties. To the east is the Roanoke River and Halifax County. The Chowan River lie on its eastern boundary and the Roanoke River outlines Bertie County's southern boundary. Aulander lies aside state road 305 which runs in a north-south direction. North Carolina Highway 11 also runs along the eastern boundaries of the town. (See Map l)- HISTORIC DEVELOPMENT According to local legend, the land that now comprises 2 A REGIONAL PERSPECTIVE 301 VIRGINIA _N71 @Df N; ullare _efl @!.'@AAOLINJ Ren Idson7on Hill Co'%" Boric7483lea Conn IGaSIO 46 m@ Seaboard @0 7Gates % -L4is , , ia endielo Buckland 4iol' palat uco c6AS firn R. \16 rys urg 13 ittleton Rumnoke Rapi lGaab7 Conway 158 urtreeshoro 33158 Mo South mills 2 0'4ure@ bury Co7n-er' 32eldonRAPTON 2 4apleton 10158AT7 1158 J k+son Milwaukee Z'!ie G Rheasvio 3 *1 Winto ateSville 32 to 312571 z 3 Wille I Potecas S2011""'Ose 46 46 field Iss Y + ob ville task;, $Menola Unio % 4 4572- irlie Woodlan liden + Borg4/H E 0 Ellauth C11V 3 Saint John hoskie 6 1 Jere aryanlown II-ste"H41 111 sl 13 "@Ylan; 37 Chapanok@$O@ quate H45 pril PE I N ALIAHill- ROX0 ef ow2[$Vill @Nixon gwood I 2EnfielillI Kelfor Connarit Is C Glenview 13 'R/. oc@yitoc 5258 Burden i ?.'@AN Dqrants Neck 6Scotland Neck teviiSton Mount Goulu Valhalla07 WoodV AskewviHe Ashlan 11.0.6i- @8111111 Id- RDpeath P Inny'as 45 4 N-., PL oBattlebtuo5 8Drew Midwa il,ohou EdW 3 Pa. W.101\- Cahaba 5 le @ es 6bgood E R T0U4 Air Atbe "tCLC A 25 --MeuE 1 84 Hill6 Bull B." eft elf Pc-- Wk Cd, 245 5 14Quitsn'o:- Grab cky G XBE14 Moc gartsease 641 2 A F....9 Wove f Unt Tar04 214 dard Scuppernon C Hassell4 esiover Cre Woodley )lK3fincevok if 13 + ope $1,101 rj)s rg 431 010 1,0101 3 + 42 EW it lamsto Plymouth Cher 41 1- "Dard Saa 41 13 5 '*AW rim. COY @i oneloe' o1kST. Aobersonville 12,: 1 64 Jarnesville *WASHIN T 0 ph. Town hnet el 9 Bear Gras$j 16 Phelps Lake Creek 42 elhel A Y6 I11banki 1243 Hinson 32 1 17 T Y R "clestield Crisp X I ilSL1 'Ir_@ 71 99 Wencifla'P Falklan Stokes 6an - c on31 30 5 - j BF c 0 0 Affigair., NFountain t Lake P.11ken 8,loddy use 9pa 0 Creek\261 2648 -fol'sB E A F 'gj 110 lonSbur Fa(mve2 to ii.eol ai PinetownR ORFOLK 264 cre_ant Bill t+* H -Y 264A Ceia Leec Ill 91 13 70 S,-.Pwn rintesill wash -6u 011@'coosal 5 264 Fairfield rJ2641 Yeate melka 58 j13 TT3 2 Ualn 264 Uzz, interville 11 Chqco*jl 4 Y Black la;k Mauy Roundiliee ath cranton I mr-k Winsysift 11,_,. GAliden 3 Ransonrivin 4 It Saulst So *Hul, 23 ' Ondsk Sheimefd, P0 Sladesvifie, lieflon Baywie.6 0 10 FREE F 91a Calico cro1131 1 1 221 06Wilmar Pamlico :Swad Qua ef Jas2p Grifton R 43 C x C nslicwA 4 1 ""a os ne @4.16 Itod, a.,.n ou P.Scultht MAP I the Town of Aulander was originally a land grant from King Charles II of England to one Nicholas Harmon, sometime after 1729. By 1875, a village with one log store had materialized on the site and was known as,"Harmon's Crossroads." Later Harmon's Cros'sroads came to be called Orlando and later "Aulander" its present name. In 1885, about the time the Atlantic Coast Line Railroad Company lai-d its first track through the area, the town was incorporated. For a while, according to the record, "Aulander" was the largest town in the United States". The. act incorporating the town was mistakenly written to show that its boundaries extended "1,000 miles north, south, east and west from Aulander". The error was soon corrected. From 1890 to the early 1920s ''Aulander grew considerable. During this time it was larger than neighboring Ahoskie. From the 11920s through the 1960s, Aulander continued to grow but experienced a loss in population according to the 1970 census. However, the 1970s has seen renewed growth in Aulander mainly due to the introduction of The Blue Ridge Shoe Company plant to the area. NATURAL FEATURES The natural features of an area have several important implications for land use planning. The soil characteristics topography, hydrology, and general availability of natural resources can greatly affect the timing and scale of develop- 'ment within an area. 4 Most of the soils in Aulander have slight limitations for development. The soils are well drained to moderately well drained with only slight limitation for development and for agriculture. They are generally well adopted for septic tanks, sanitary landfills, but have moderate problems with sewage lagoons. As far as building is concerned, shallow excavations would have only slight.limitations. Basements would be possible on high ground in thisarea and in general they would have fair to good bearing strength. In small areas of the town, largely in the southeast, the soils are not suitable for intensity types of development and therefore may pose a constraint on develop- ment. The highest elevation in Aulander is approximately 73 feet above sea level, however, there are areas within the city limits which range to 55 feet above sea level. The town is centered around a depression which is the origination.of the Fort Branch of Ahoskie Creek. The depression runs through the center of town and surrounding farmland. Rain storms of duration often cause flooding in the town limits that cover streets and yards with as much as two feet of water. More intense rain storms cause even more serious disruption and flooding. During very dry periods the ground water table is as much as five to ten feet below ground level. During periods of steady but light rains the table rises as high as two to three feet from ground level. In periods of heavy rains the ground water levels reach the surface in many areas of town especially along the natural drainage way of Fort Branch. The mean annual rainfall is approximately 47 inches with the highest monthly average in July of 6.8 inches. S POPULATION AND ECONOMY As table I shows Aulander population had flunctuated in the last 35 years'. From '1940-1950 the population increased, while from-1960-1970 the population decreased. These increases and decreases also coincide with those occurring in Mitchells Township and Bertie County during the same time period. TABLE 1 POPULATION TRENDS 19401 19501 19601 19701 1976 Aulander 1,057 1,112 1,083 947 1,1403 Mitchells 2 Towns'hip 2,930 3,032 2,860 2,373 2,360 Bertie 3 County 26,201 26,439 24,350 20,528 Source: U. S. Census of Population 2) Mid-East Computations 3) Office of State Planning The 1970 population of Aulander was 947, with 508 that total being female and 439 being male. Of this 1970 population of 947, 146 were Black and 801 were Caucasian. Table 2 reflects a more detailed breakdown of the 1970 population. 6 TABLE 2 POPULATION BY AGE AND SEX AULANDER 1970 Percent of Total Age Total Male Female Population Under 5 years 56 25 31 5.9 5-14 136 73 63 14.4, 15-24 118 57, 61 12.5 2S-34 112 56 56 11.8 35-44 .102 so 52 10.8 45-54 112 53 59 11.8 55-64 154 62 92 16.3 6S+ 157 63 .94 16.6 TOTALS 947 439 508 100 Source: U. S. Census, First Count Summary, 1970. 7 The current estimated population of Aulander is 1,140. This represents a 20.3% change since 1970. This increase in population could be due possibly to several factors. One factor could be the introduction of The Blue Ridge Shoe Corporation's plant just outside the town's limits. Another possible factor could be the building of 10 public housing units in the town in 1975. A final factor that may have caused the estimated increase in population is the number of mobile homes moving into Aulander due to adequacy of water and sewerage systems and the lack of zoning and subdivision regulation within the town. It is anticipated that Aulander's population will experience a decline until 1980. At that time the population should stabilize and experience a growth trend until the year 2000. Table 3 depicts projected population patterns. TABLE 3 POPULATION PROJECTIONS 1980 1990 2000 Aulander 1,081 1,155 1,232 Mitchells Township 2,350 2,400 2,480 Bertie County 21,200 21,800 22,400 Source: Mid-East Computations-1977 8 Aulander has as its main industry The Blue Ridge Shoe Company which has been located there since 1973. The Blue Ridge Shoe Company manufactures shoes, rubber soles, and leather. The company employs approximately 180 persons and is located just outside the corporate limits. The second largest employer in town is the National Peanut Corporation. This company process shell and unshelled peanuts and farm stock peanuts. It also employs approximately 90 persons. Recently, a new clothing firm has moved into Aulander. It is estimated that this firm could at a later date employ 35-40 persons. 9 COMMUNITY FACILITIES There are many factors involved when discussing a community's facilities in terms of development potential, but for the purposes of this document only water supply system, wastewater disposal system and existing modes of transportation in the area will be mentioned. Water Supply System The Town of Aulander has a water supply and distribution system consisting of two deep wells, a 75,000 - gallon - elevated water tank and a 225,000 - gallon ground reservoir. Both tanks are located on Pearl Street. The wells located inside the town limits have a combine yield of 700 gpm. Only chlorination is required before the water enters the distribution system which serves most of the town's residents. The initial system was built in 1924. One of the existing wells, the elevated tank, and most of the water mains are at least 50 years old. Although the older well is presently in operation, there is some doubt about its dependability. Also the existing elevated tank is not currently sufficient to hold the supply of water as recommended by the North Carolina State Board of Health. Thus, it may be concluded that both supply and distribution systems may act as constraints to possible future development. (See Map 2 for displayed water system) in AULANDER NORTH CAROLINA OWELL s GE TAN PU P NousE. AND RESE..RV.QIR EXISTING WATER SYSTEM Legend 0 HYDRANT MAP 2 Wastewater Disposal System Aulander has a collection system and treatment facility affecting primary treatment. The treatment facility, con- structed in 1962, has.a design capacity of .008 mgd. The wastewater collection system is a separate storm and sanitary sewer. It consists of approximately 5.2 miles of 8, 10, 12, and 15 inch collection lines and three lift stations. The system also has a small grit setting basin on the main 15- inch interceptor. Two septic tanks operate as the towns primary treatment 'facility. According to the Ahoskie-Aulander 201 Facilities Plan the present condition of the town sewer system treatment is deteriorating.. The Plan recommends the replacement of the existing septic tank treatment system by a new treatment facility which1would produce the effluent quality in compliance with the effluent limitations-established for the discharge into Fort Branch., Thus, the current condition of the wastewater system could act as.a constraint of future development. (See Map 3 for delineation of the Wastewater Disposal System) Transportation Transportation routes along with water and sewer facilities are another major element of an area's development. A facility not within the corporate limits of Aulander but within close proximity is the Tri-County Airport. Recently, this facility 12 AULANDER NORTH CAROLINA SLUD DRYING LIFT wo TION SEPT c TANK $VTIC TANK IFT TATION LIFT STATiow EXISTING SEWER SYSTEM M,%P 3 received funds for modernization and it is expected that this will bring new economic growth to the area. How much of this growth Aulander can expect to receive remains to be seen. Another major transportation facility that could have some effect on Aulander's development is State Highway 11 which run along the eastern boundaries of the corporate limits. This route which runs in-a north-south direction could at a later date be a catalyst for growth. A third important element of Aulander transportation net-work could be its internal street system. Therelare 6.3 miles of streets in Aulander; 4.46 miles or 69.7% having an asphalt surface; 1.01 miles or 1S.9% being made of stone or gravel and .92 miles or 14.3% are unsurfaced. The State of North Carolina'maintains 3.5 miles or S7.7% of the town streets. Within the past year three streets, totaling six blocks have been paved in Aulander and three more are scheduled to be paved in the near- future. (See Map 4 for Street Classification Map) 14 AULANDER NORTH CAROLINA STREET 'SYSTEM Legend STATE HIGHWAY - - - ASPHALT ...... STONE-GRAVEL UNSURFACED MAP 4 EXISTING LAND USE The primary purpose of the Land Use Survey and Analysis is to provide an inventory of the various activities that occupy the land in the Town of Aulander. By analyzing both the existing land use and the physical features of the land, factors that have influenced development in the past and the influences these factors will have in the future on development in Aulander will become apparent. From this analysis, insight into the best arrangement for future development in Aulander for com- parison of growth and changes. The table below reflects existing land use patterns in Aulander. (See Map S for Existing Land Use) TABLE 4 ESTIMATED 1977 EXISTINGLAND USE FOR AULANDER, N. C. % of Percent of Land Use Acreage Total Developed Land Residential 135 13 74.5 Commercial 11 1 6.1 Social and and Cultural 2 4 2 1.1. 1 Industrial 15 1 8.3 .Vacant Wooded Agricultural 876 83 Totals 1,057 100 Source: Existing Land Use Map based on Windshield Survey by Mid-East Commission staff and examination of Bertie County's Tax Records. 16 AULANDER NORTH CAROLINA GENERALIZED EXISTING LAND USE Ltgend SINGLE FAMILY RESIDENTIAL MULTI-FAMILY RESIDENTIAL COMMERCIAL SOCIAL & CULTURAL INDUSTRIAL WOODED AGRICULTURAL Residential Residential acreage accounts for approximately 13 p"ercent of the land area inside the corporate limits of Aulander. The residential development is devoted mostly to single-family homes with a major portion of these located on lots less than one-half acre in size. The most recent residential development has occurred in the northern section of the town limits in what is known as the Pines View area. All of this development has been in single-family units on lots averaging h acre in size. According to the 1970 Census there were 336 occupied housing units in Aulander. Out of that total 118 were renter occupied while 218 were owner occupied. Also in 1970 there were 18 overcrowded units, and 64 units without plumbing. Thus,. it could b.e said that the town had 82 substandard units or 24.5 percent of the occupied housing stock was substandard. A recent residential survey was done in Aulander to determine the,number of additions to the housing stock and general conditions of dwelling units. The following,classifications were used to determine the condition of housing: Standard - No defects or only minor defects which normally would be corrected during the course of regular maintenance. Deteriorated - Needs more repair than would be provided during the course of regular maintenance, such as broken window panes, doors, and sinking foundations. 18 Dilapidated - Critical defects so widespread that it should be virtually rebuilt or torn down. A total of 477 units were inventoried within the corporate limits of Aulander. Of that total, 50 or 10.6 percent were trailers or mobile homes, 326 or 68.4 percent were single-family units and 100 21.0 percent were multi-family units. Of the 476 units surveyed, 394 were classified as standard, 64 were deteri- orated and 18 were dilapidated. As can be seen Aulander has a large number of standard housing units, however, there are small scattered areas within the town that are blighted. There could a a number of reasons for the substandard units in Aulander but basically low family income, absentee owners, and a gradual decline of the agriculture economy would be the main reasons. A more detailed examination of the housing situation may be found in Aulander's Housing Element. Commercial Commercial land use makesup about 11 acres of the total town's acreage, Most of this acreage is devoted to the CBD (Central Business District) which is located mostly on Main and Commerce streets. Currently, there are about 39 commercial establishments in the town limits., These businesses range from beauty and barbershops to gas and oil companies. Although most of the commercial activity may be found in the CBD, scattered commercial sites may be found outside this area. Presently, there are about 4 vacant commercial buildings inside the town limits. 19 Social and Cultural Land Use Land use in this category includes schools, churches, cemeteries, recreation and other public facilities. Presently, there are no operating schools in Aulander. Also there are only three churches within the corporate town limits. The town maintain one public ly owned cemetery which encompasses four acres. There are a number of family gravesites also in the town. In terms of recreational land Aulander has approximately 6.50 acres of recreational land. Most of this is encompassed in the old school site which the town recently purchased from the County. There are double tennis courts on Canal Street and one single court on Rice Street. The town also maintain the first and only lighted crocket court in North Carolina on Elm Street. Also the town has a privately owned swimming pool and a public library. Although the town does not have much of its present land in recreational use there is much social activity in town. Such organizations as the Lions, Ruritans, Jaycees, Jaycettes, Fire Department, Lady's Auxiliary and Mason, occasional give social events throughout the year. It could be said that currently 24 acres of land is utilized for cultural and social uses inside Aulander. 20 Industrial Land Use Aulander has only one industry located inside its corporate boundaries and that industry is the National Peanut Corporation which is located on the southwest end of Chestnut Street. The company recently expanded its plant and had made tentative plans for future expansion. Presently, 15 acres of land are classified as industrial in Aulander. The Bertie County Economic Development Commission list one available in- dustrial site, in the Aulander area. This site is located just outside the southeast boundary of the townalong NC Route 1209 'and NC Route 1213. Vacant, Wood, Agriculture Land Uses Presently, 876 acres of the land in Aulander is vacant, wooded or agricultural land.of the total area in Aulander. Most of this category is composed of wooded land along the eastern, southern and corporate limits. Most of the farmlands and vacant lands can be found in the southwestern and north- eastern part of the town.. Some vacant lots may also be found in- side the developed areas to the town. The town owns approximately 2 acres of vacant land inside the town and 2 acres outside the town. Almost all wooded agriculture and vacant land is owned by either a few local individuals, absentee owners or local industry. 21 LAND DEVELOPMENT PLAN The Land Development Plan reflects a carefully studied estimate of future land requirements; It indicates how development should proceed to insure a desirable physical environment. Also incorporated in this proposal is an explanation for the planned growth of the planning area. It adheres to the highest standards of health, safety, convenience and economy in a living environment. .A clarification of terms used is appropriate at the outset. The following definitions are offered as a means of differentiating between "land development plan" and "land use map". LAND DEVELOPMENT PLAN - a proposalfor the future use of the land and the structure built upon the land. It embodies an array of principles and the assumption and reasoning followed in arriving at the proposal. The Land Development Plan is a generalized, but scaled presentation of a scheme for the future development of the area., LAND USE MAP - a map showing how land and'structure of the land are used at a particular time, past or present. The Land Use Map is a factual description of the area setting, usually as it exists today. 22 This Land Development Plan presents a general, but com- prehensive estimate of land use requirements relative to location and amount of land to be reserved for each public and private use. Basically, the Land Development Plan provides an overall plan to guide operational decisions in planning and acts as a basis for rational decisions relating to zoning and subdivisions control problems, redevelopment.problems, and other problems, until a comprehensive plan is consummated. This plan could be helpful in such areas as future land acquisition and provides guidance to private developers. Goals and ObJectives ,The setting of goals and objectives is the most essential element in any developmental plan. The formulation of goals and objectives should reflect sound planning principals and most importantly express the values of the,areas residents. Thus, the declaration of a community's values sets the tone for the design of the development plan. For example, the Town of Aulander has close ties and a long tradition with agriculture. It would be fool hardy to propose a plan which completely eliminates agriculture from the town's future or ignores its impact and potential. The Town of Aulander is viewed by the residents as a friendly place to live. The people like the small size and the rural atmosphere which is evident in the town. They have a positive attitude about the affairs of the town, but at the 23 same time would like to improve certain condit ions which have a negative influence upon themselves and their neighbors. . Therefore, these values are not agenda items for change or improvement, but rather maintenance. A goal of this development plan is to protect these values; they represent the foundation upon which new goals will be encountered. One of the first steps in accomplishing anything worth- while is to set goals. Accurate goals provide a sound basis for planning and subsequent action. The establishment of goals aids in clarifying complex and difficult problems which may be hard to understand. As the planning process unfolds there exists the opportunity to re-evaluate the original goals both as to sub- stance and priority. Planning is a continuous process and public reaction will provide the impetus for later revisions of objectives. The following are the basic goals and objectives of Aulander's Land Development Plan. (See page 47 and 48 for a proposed three year work program) ENVIRONMENT GOAL: Promote the preservation and management of natural features of the environment in order to safeguard adverse effects on safety, health and welfare. OBJECTIVES: To avoid, where possible, the overt destruction of trees and landscapes. To clean up existing vacant lots. 24 To improve the drainage systemlof the town. To encourage the general beautification of the town. To cooperate. with State and.Local agencies in providing themost cost effective program for the abatement of air, water, and noise pollution. HOUSING GOAL: To provide an environment in which every resident of the planning area may have the opportunity to secure-,adequate, decent,-_safe and sanitary housing. OBJECTIVES: To promote the,removal or rehabilitation of housing that is substandard while making an effort to provide adequate replacement of housing. To*encourage and to develop cooperation among Federal, State, Regional, and Local agenc -ies in solving housing problems. To begin'participating in the Housing and Community Development Act of 1974-Housing Program. To.maintain the,existing quality residential neighborhoods by strict enforcement of zoning, building, and housing codes. 25 CULTURAL, ENTERTAINMENT, AND RECREATION 'GOAL: To promote and develop various recreational, educational, and cultural programs for all ages and income socio-economic groups. OBJECTIVES: - To provide for recreational facilities in the town for all age groups. - To cooperate with county government in develop- ing recreational facilities. - To organize and implement a year-round Senior Citizen Activity Program. - To encourage technical training of residents which can be utilized by the areas existing or potential industries. This can be achieved through area techni6al schools. TRANSPORTATION GOAL: To provide a funcational and attractive street system in the Aulander Planning Area. OBJECTIVES: Repair and/or upgrade the existing street system to provide the highest practicable level of services. ECONOMIC GOAL: To encourage development of a business community that will provide the basic shopping needs of Aulander residents. 26 OBJECTIVES: To encourage business development that would have an immediate service impact, e. g., con- venient establishments, etc. To foster the development of a Chamber of Commerce. To encourage the utilization of the CBD for future commercial establishments.. GOVERNMENTAL SERVICES GOAL: To provide the most effective and efficient means of administering governmental s6rvices. OBJECTIVES: - To update the wastewater treatment facilities and provide tertiary treatment. - To utilize the provision of water and sewerage services as a tool to bring about community development in desired locations. - To encourage all residents within town to hook- up to the municipal water and sewer system. - To carry out a strong planning effort for future development through cooperative efforts with county, state and regional agencies. - To maintain effective communications between citizens of the area and Town Hall by main- taining a Public Participation Program, and periodically administering a citizen attitude survey. 27 AGRICULTURAL GOAL: Promote the preservation-and management of productive agricul tural lands. OBJECTIVES: - To encourage soil and water conservation planning. - To preserve agricultural lands to the fullest extent possible consistent with the realities of a balanced economy. Overall Development Plan The Aulander Land Development Plan is illustrated by Map 6. The general development pattern proposed in this plan is a compact developmental pattern radiating from a strong central core of primary trade and service activities. The plan depicts future land needs to be met by the development of presently vacant areas lying close to the center of the planning area before the development of additional outlying areas. This is to provide for a balanced growth in the Planning Area. As a part of this general development pattern, the highest densities and most intensive use of land is pro- posed for the central area, with diminishing graduation of densities as development proceeds outward from the core. Of'the total acres in the town, approximately S3 acres are proposed for urban type development (exclusive of transportation land use) during the next 23 years; the re- maining acres are set aside for retention in agricultural or 28 forestry uses. For the Aulander Land Development Plan to be effective, it must be based on certain logical assumptions. The Aulander Plan is based upon the following general assumptions: 1) That the town will update its wastewater treat- ment facilities and provide tertiary treatment. 2) That the entire area within the town will be within reasonable access to public water and sewer systems and the area outside of town, except industrial areas, will be serviced by septic tanks and individual wells; 3) That the future growth of Aulander will develop in accordance with projections made in the population and economic section of this plan. 4) That the town will adopt and enforce a zoning ordinance, subdivision regulation, and building codes which will be fairly enforced.. Space and Locational Requirements In order to create an environment in which the purpose and goals and objectives of this plan can be achieved, care must be taken to ensure that sufficient space is provided for each necessary or desired activity. Once space needs have been established, it becomes necessary to find the best land for various uses. The following criteria has been established to aid in the selections of land for various activities: 29 Residential Development 1) Residential neighborhoods should have definite boundaries that separate housing from incompatible surrounding land uses. Residential development adjacent to railroads, commercial, or industrial development, is generally more susceptible to deterioration than large, well-placed areas, and it is in general less desirable for living purposes. 2) In cases where business and industrial uses border residential areas, buffer strips should be pro- vided. Mixed uses,, including home occupations, should be kept to a minimum. 3) Future high and medium density residential develop- ment should be encouraged only in areas served by public water supply and sanitary sewer systems. Isolated "pockets" of development that cannot be provided with all community facilities should be discouraged. 4) Mobile homes should only be in designated areas planned for them. 5) Existing residential uses should be considered in determining the location of future residential development. However, development should occur where lot sizes are large enough to prevent over- crowding. 30' 6) Residen.tial areas should be adjacent to or have access to major or collector streets. This is especially true in medium or high density residential developments. However, to assure safety and enhance the residential environment, "local" streets should be designed to discourage the movement of through or cross-town traffic. 7) Residential area locations should be well drained and free from the danger of flooding. Soil con- ditions should be suitable for residential develop- ment. Bearing strengths,should be adequate, shrink- swell potential should.be low, and suitability for streets and utilities should be high. In some cases, special type building foundations may compensate for soil deficiencies and flood dangers. Commercial Development 1) Most future commercial development should occur within the present Central Business District. 2) Commercial uses, other than a limited amount of neighborhood oriented businesses, should not be allowed to occur within residential neighborhoods. 3) Nearby or on-site off-street parking and loading facilities should serve all types of commercial developments. Convenient access to both major traffic arteries and shopping areas should be con- sidered in planning off-street parking and loading facilities. 31 4) Nearby non-commercial uses should be protected from noise, dust, fumes, and unsightliness often- times caused by commercial activities by applying strict control over location of commercial uses and advertising signs. 5) Highway business areas should be located on major thoroughfares with controlled ingress and egress points well located. These uses should be located in clusters with access controlled by means of service roads or other devices to limit the number of curb cuts and access drives. 6) Neighborhood businesses should be located at inter- sections of major or collector thoroughfares, but never on local streets. These uses should be strictly controlled and should not be located in areas where the activity will be non-beneficial to the surrounding development. 7) All commercial development should be located within areas served by public water and sanitary sewer systems and in areas where fire protection is sufficient. (Social and Cultural Development (Specifically Parks and Recreation) 1) In many cases land that is not suited for building due to poor soil characteristics and periodic flooding should be developed for conservation and recreational uses. 32 2) Recreational facilities and conservation areas could be integrated with other land uses or used as buffers between two non-compatible uses to protect property rights, enhance property values, and create a pleasing aesthetic environment. 3) Recreational areas should be developed to provide easy access to as many people as possible. 4) Wherever possible, parks should be built around significant natural resources and existing man-made facilities that lend themselves to recreational development. 5) Plans should be made to corelate a park with the Town and County. Industrial Development 1) Sites should not be located in areas where noise, smoke, odor, dust or dirt, noxious gases, glare and heat, fire hazards, industrial wastes, traffic, aesthetics or psychological effects will endanger the uses of nearby areas. 2) Utilities of.sufficient capacities and type are essential. 3) Industrial use's should be separated from other land uses by using buffer areas or transitional uses that have compatible activities. 4) Site should be easily accessible for plant workers. Location near major transportation facilities with highway and rail lines is imperative. 33 5) Land area should incorporate adequate off-street parking and sufficient allowance for future expansion. 6) Sites must be well drained and above known flood limits. 7) Site should have no objectionable easements crossing them. Projected Land Needs The Methodology used in determining future land require- ments in smaller communities differs from that employed in larger areas. The absence of historical data on employment, and land use and the potential inaccuracies of any population projections for a small area make the task of determining future land need much more difficult. However, based on population projections, national trend, standards of recreational land use, local averages of commercial, residential, public, semi-public, and industrial land use, the following projections have been made for land uses in Aulander for the year 2000. Computations of future land use needs are explained in the following discussion of each land use type. Areas projected for 2000 are reflected on the Land Development Plan, Map "6". 34 AULANDER NORTH CAROLINA ............ 'ot"vol LAND DEVELOPMENT PLAN Legend LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL COMMERCIAL SOCIAL 8j CULTURAL (RECREATIONAL) INDUSTRIAL MAP 4 AGRICULTURAL Ond/or FORESTED TABLE 5 PROJECTED LAND NEED 1977-2000 AULANDER, NORTH CAROLINA Projected 1977 2000 Change Acres Acres in LAND USE Existing Projected Acres Residential 135 165 + 30 Commercial 11 22 + 11 Social and Cultural 24 26 + 2 Industrial 15 25 + 10 Vacant, Wooded Agricultural 872 819 53 Totals 1,OS7 - Source: Mid-East Computations 1977 36 Residential Development It is anticipated that about 16S acres of land will be needed for residential purposes in the next twenty -three years, and increase of 30 acres over current residbntial land use. This projection is based upon the assumption that residential land use will increase in direct proportion to the increase in population. Based on present trends, the major direction of new growth should be in the northern section of town with scattered development in areas where vacant land now exists. Not all of this land is expected to develop but these area,s are best suited for residential development because of close proximity to utility service, adequate soil and relation to existing land use. New housing for families of all income levels is in short supply, especially for low income households. Therefore, both subsized housing and private construction is needed to fill the present and projected need for projected adequate housing. With a rise in cost of conventional home construction. mobile homes may be the only form of decent housing readily available for many low income families and young couples. Plans should be made to accommodate them so that they will not be unhealthy, unattractive and a threat to property values. Mobile homes should be located in properly designed mobile home parks which provide all the necessities and conveniences for modern living. Such parks should be an asset to the community instead of an eyesore. The Aulander Zoning Ordinance requires 37 adequate space for each unit including parking, water and sewer services, and recreation space. The enforcement of the zoning ordinance will contribute greatly to residential growth. Community Development It is projected that an additional 11 acres of land will be needed for commercial development by 2000. A large part of this land should be utilized by family service stores and the remainder should be utilized by highway oriented business. Emphasis should be placed on utilizing vacant stores in the downtown area. As mentioned earlier, there are 11 acres of commercial land provided for in the plan. The amount pr ovided for will also.compensate for unpredictable occurrences such as industry moving into or near town, attracting more commercial develop- ment than is now anticipated. Based on existing land uses, and locations where businesses should locate, most of the development should take place near the downtown area and along major thoroughfares. Social and Cultural Development Land needs for churches, city buildings and medical facilities are difficult to project and show on small scale map. Thus, only recreational uses will be displaced. As mentioned earlier, Aulander has approximately 6.5 acres of its land in recreational use. It is expected that this 38 should increase by-2 acres by 2000. Currently the town is applying for funds for lighting and fencing around the baseball field located on the old school site. Other proposed future improvements to the school site include expansion of the picnic shelter, more picnic tables, cookout grills and more parking. If and when all the proposed improvements are completed the school could act as a central recreational area for all the town's people. Industrial Development It is not practical to base future land use needs completely on the expected increased in population because a small plant can employ a large number of employees and a large plant can employ can employ a small number of employees. There is a tendency for new industrial plants to locate on large sites in order to have adequate space for such things as parking and landscaping. In order for Aulander to support the projected increase in population job opportunities will .have to increase; therefore, because of the necessity for larger industrial sites, and a necessity for more jobs, in- dustrial land use is programmed to increase by 10 acres during the next 23 years. Vacant, Agricultural and Wooded Development The vacant agricultural and wooded land in Aulander is 39 expected to decline by a minimum of 53 acres by 2000. Most of this decline will be in vacant lots scattered through- out the community and should be used for residential purposes. As pressure for "new" land increases, the expense for land is likely to rise. A wise public policy of acquiring lands for public use in accordance with a plan and well in advance of their actual development can save the taxpayer a great amount of money. ,Plan Effectuation The Land Development Plan constitutes guiding policies for the Aulander Town Council, the Planning Commission, and all other concerned departments and agencies within the study area. If these bodies pursue the objectives of this plan and if they insist on basing development policies on this plan, the goals and objectives set forth herein can be realized. To insure that the policies established within the Land Develop- ment Plan are followed, the town can utilize certain legal powers to bring about plan effecttiation. Certain programs will have to be prepared and implemented if the town is to have a continuing planning program that reflects town policy and orderly development. The Land Development Plan, as well as the various programs and ordinances developed to implement it, must be accepted and supported by the citizens of the town and adopted by the Town Council. Unless this support is obtained, the incentive to implement the Land Development Plan 40 may be absent and, in all probability, the planning effort will be wasted. The importance of utilizing the plan in the daily decision-making process of the area cannot be over-emphasized; for unless the plan receives thi's type of acceptance, it cannot be totally effective. Therefore, the first recommended official action to be taken by the Town Council is the adoption of this document as town policy. After this action is taken, the following legal implementary tools should be considered and maintained: Zoning The zoning ordinance is one of the essential tools used to implement a Land Development Plan. Through this legal means, private development throughout the Region can be regulated in an orderly and desirable pattern. Development occurs through individual projects planned and carried out by many different people. The zoning ordinances coordinates these activities within the town's policies. The Zoning Ordinance should be geared to the Land Development Plan. The ordinance contains provisions for regulating the use of property, the size of lots, yards, and open spaces, and the height and bulk of structures. Zoning can be used to preserve key land parcels for future use. This is important in any area. The most obvious .case of this is in the preservation of prime industrial land. There are, however, many other examples where zoning can be 41 of value, such as in the preservation of agricultural and timber lands. Zoning can help to keep such lands in re- latively large holdings until the private economy creates demand for the land or until some governmental unit can afford to purchase the site. These things and more can be accomplished through zoning only, if the town knows what it wants and is working toward its goals, A weak zoning ordinance or one which is not accompanied by other planning tools such as subdivision regulations, building and housing codes, and citizen part- icipation cannot do the job. A strong ordinance backed by careful planning and advanced by effective implementation programsP will be successful in achieving the goals of the town. Subdivision Regulations Subdivision regulations are locally adopted laws regulating the process of converting raw land into building sites. The regulations involve plat approval procedures, under which a developer must get approval from a planning board before the subdivision can be bought, sold, divided, or built. These regulations insure proper development and provision of services. Adequate and accurate records of land titles are provided. Street and utility construction meet minimum standards of safety and design. Safe.water supply and sewage disposal systems are insured. The water systems are of adequate capacity to serve the community without potential health hazards. There are provisions for minimum lot size, setback'lines and easements. 42 Building and Housing Codes Building and housing codes are additional tools can be used to establish good development standards. If these codes are effectively administered, they will provide the necessary tools to insure that develop in the town meets minimum standards. A building code (building, electrical and plumbing) is a regulation to insure that structures are safe for use. The standards contained in the code apply to safe design, methods of construction, and uses of material in buildings. The North Carolina State Building Code contains regulations that apply to new construction as well as to altering or moving old structures that should be adopted and enforced by the town. The North Carolina State Building Code should be administered by a person who has a knowledge of structures, materials, and building methods. The code also should be applicable to one and two-family dwellings. A housing code contains standard in relation to the quality of a residential structure. Some of the regulations found within a housing code: space per occupant; sanitation; lighting; and ventilation in new and existing structures. The purpose of the housing code is to reduce and eliminate the spread of blight caused by unsafe, unsanitary, and dilapidated dwellings. A housing ordinance also establishes. minimum standards governing bathroom facilities, connections to a sewage disposal system, and places responsibilities and 43 duties with regard to maintenance, sanitary conditions, and insect and pest control on owners and occupants of dwellings. The ordinance also provides for enforcement and condemnation of structure unfit for human occupancy. The success of all codes and ordinances is determined in part by the enforcement they receive. Someone should be placed in charge for the enforcement of the town's zoning ordinance subdivision regulations, and building and housing codes. These codes and ordinances could be administered and enforced jointly. It is recommended that Aulander adopt and enforce such codes and ordinances, and employ or train an official to administer and enforce them. Capital Improvements Program A Capital Improvements Program is a long-range study to measure capital improvements needed in a community, their estimated costs, and the anticipated revenues with which to finance them. As a planning tool the Capital Improvements Program is an orderly approach for coordinating projects by working out the most economical method of financing them. Bssentially the Capital Improvements Program coordinates public improvements that will be needed over a period of 5 or 6 years, with the ability to finance them. In developing such a program, a list of proposed improve- ments and enlargements and replacements of existing facilities are compiled jointly by the administrators, the heads of various departments, and the planning board. Such a list usually contains large, relatively permanent facilities. The 44 items proposed are evaluated and reviewed in conjunction with anticipated revenues, fixed expenses, and the ability to borrow. Then, based on what is most urgently needed and on proposals in the Land Development Plan, the projects are .arranged in a priority scheduled with an estimate of the approximate cost arranged year by year and included in the Capital Budget. The budget includes an estimate of how much it will cost to construct each project and the source of funds to finance the work. It is recommended that Aulander at some later date institute such a program. Public Participation Decision concerning the improvement, growth, and process of the Aulander must be made in a framework which provides for, participation by all citizens. This ensures broad support and effectiveness. The need for involvement of the citizenry cannot be understated. This Land Use Plan has been prepared in such a manner that it was based on and responsive to a set of goals which reflect not only professionally determined findings of needs, but-most important--the needs and desires of Aulander's residents. These needs and desires were obtained.through a citizens meeting conducted during November-December-1977. The meetings had the sole purpose of soliciting opinions about.the problems of Aulander. The meetings also provided valuable input in preparing this document, as well as identifying areas of con- cern regarding daily activities. Therefore, it is recommended that a similar town meeting or a citizen attitude survey be conducted annually, in order that the town council may keep abreast and attitudes regarding@ these problems within the Town. 45 Continual Updating of the Land Use Plan and Land Use Tools The necessity to revise and update the information and data contained herein is recognized. It would be illogical to assume that changing conditions within the town would not have an effect.on land use, since changes occurring in the past have led directly to current land use patterns. Therefore, it is recommended that the data within this plan be reviewed every three years to insure that statistical changes will not cause unrealistic estimates or unfeasible recommendations to be implemented. In addition, all land use control tools, e. g., zoning, subdivision regulations, etc., should be up- dated annually, if necessary, to reflect changes in new Federal and state laws. The planning process must be reviewed as an ongoing, continuing process to be reviewed and evaluated as time passes. Both the Planning Board and the Town Council must be cognizant of and responsive to this concept. Evaluation of the Plan As mentioned earlier, it is important to monitor and update the progress being made toward achieving the goals and objectives outlined in this document. To do this an evaluation procedure is incorporated into this plan. This procedure should measure progress toward achieving a proposed three (3) year work program. It is recommended that a progress assess- ment be made at the end of each fiscal year. It should be 46 be made by the planning board with recommendations forwarded to the town council. The major evaluation goal is to accomplish those state objectives within a three (3) year time period. In some instances, it may be necessary to re- prioritize objectives; and, in other instances, implementation of the stated objectives may be ahead or behind schedule. (See an Evaluation Form in Appendix) the following is a proposed three (3) year work program for Aulander's Land Development Plan: FY 78-79 Objectives: 1) Enforce the adopted Zoning Ordinance 2) Institute a citizens input program 3) Adopt and enforce North Carolina's Minimum Building Codes 4) Investigate measures for improving the town's drainage system FY 79-80 Objectives: 1) Investigate instituting a program to clean- up vacant lots in the town 2) Investigate instituting a downtown beautification project 3) To apply for recreational grants funds to improve present facilities 4) Continue with citizens input program 47 FY 80-81 Objectives: 1) Continued enforcement of zoning ordinance 2) Continued enforcement of Building Codes 3) Continue citizen's input program 48 ASSESSMENTS Pursuant to the requirements of and guidelines established by the National Environmental Policy Act, the Council on Environmental Quality, the U. S. Department of Housing and Urban Development, the North Carolina Environ- mental Policy Act-and Section 600.65 (b) of the 1977 Federal regulations concerning land use and housing element guide- lines, the following is a summary of environmental and historical considerations regarding the recommendations and conclusions in this document. ENVIRONMENT Abstract The document analyzes the environmental and socio- economic characteristics of the Town of Aulander. Land use development policies, location requirements, and a generalized land development plan are presented. The land development plan is for a twenty-three year planning period. Environment Impact The conclusions and recommendations, if implemented, may have some localized, short-term negative effects, but overall should have a long-term beneficial effect on the environment. These beneficial impacts far outweigh any possible short-term negative impact. 49 Adverse Environmental Effects Some localized, short-term effects may result primarily from construction of facilities. Alternatives The alternative to this growth and development strategy is uncontrolled growth and development. Relationship of Short-Term to Long-Term Effects on the Environment The conclusions and recommendations in this document, which identify both short-term and long-term needs, are intended to present immediate courses of action and environmental consequences which will be in harmony with the longer-range recommendations. Mitigation Measures to Minimize Impact Specific measures cannot be determined until this document is endorsed and implementation begins. Irreversible Commitments of Resources Specific irreversible commitments cannot be determined until this document is endorsed and implementation begins. Federal, State, Local Environmental Controls All existing Federal, state, and local environmental controls are applicable. 50 HISTORIC PRESERVATION There are known historic sites so designated by appro- priate state or Federal authorities within the Town of Aulander adversely affected due to this study. There are no known sites within the town's planning area presently being considered for preservation based on their historical value; and no known candidates for such.preservation have been proposed for such preservation have been proposed for such preservation by Federal, state, local authorities adversely affected due to this study. 51 APPENDIX LAND DEVELOPMENT PLAN ANNUAL EVALUATION FORM A. OBJECTIVE ATTAINMENT'YEAR FY to B. OBJECTIVE STATEMENTS 2. 3. 4. S. C. PROGRESS MADE TOWARD IMPLEMENTING OBJECTIVES 1 . 2. 3. 4. 5. D-. PROBLEMS ENCOUNTERED IN MEETING OBJECTIVES, IF ANY 1 . 2. 3. 4. S. E. RECOMMENDATIONS 1 . 2. 3. 4. S. Planning Board Chairman Date I - @ 3 6668 14101 8954